1730 Arlington Blvd #506 · Arlington, VA 22209

$298,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 73 Days on market

Built 1960 $435/sqft · 9% below area Est $327k · 9% under $524/mo HOA · 23% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.5/15.0
• Schools +6.5/10.0
• Cash flow +5.5/30.0
• Appreciation +5.0/10.0
• Livability +4.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious condo home featuring open living and dining area and seamless flow layout while still providing distinct, functional spaces for both relaxing and dining. Laminate wood floors extend throughout the main living space, adding warmth, character, and durability. The result is a home that feels spacious, practical, and exceptionally comfortable. The condo is situated in a well-established Arlington neighborhood with easy access to the Metro, major commuter routes, shopping, dining, and all the conveniences that make North Arlington one of the area’s most sought-after places to live. If you’ve been looking for a bright, spacious one-bedroom with a true dining area, excellent closet space, and thoughtful updates at an incredible value, this is it. The unit also includes one assigned parking space and additional storage, and the condo fee covers all utilities except cable.

Key facts

• $524 HOA
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-636 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.2% below list).
• Recommended offer: $186k (37.7% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 1.7% in Arlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in VA, #387 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Arlington County Public School District (urban): math 65% / reading 77% proficiency, ranked #8 of 131 in VA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 621 units permitted in Arlington County in 2024 (429 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $63 appreciation (0.0% local appreciation)).
• Arlington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $185,585 (37.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.15%
• DSCR: 0.59
• GRM: 10.7

CMA / ARV

• ARV (median comp): $327,029
• List price: $298,000
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.02% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.35×
• Total profit: $-54,269
• Equity at exit: $86,845

10-year hold

• IRR: -9.7%
• Equity multiple: 0.03×
• Total profit: $-80,744
• Equity at exit: $104,643

Cash invested: $83,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 22209

• Home prices YoY: 0.0%
• Rents YoY: 0.5%
• Active inventory: 105
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$124
• HOA: −$524
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-636

Break-even live

Break-even rent $3,125

Max offer price $185,585

Occupancy floor —

Sensitivity live

Price	-10% $-468	-5% $-552	+0% $-636	+5% $-721	+10% $-805
Rent	-10% $-820	-5% $-728	+0% $-636	+5% $-545	+10% $-453
Rate	-1.0pp $-486	-0.5pp $-561	base $-636	+0.5pp $-714	+1.0pp $-792

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 Arlington Blvd #205 Arlington, VA	1.0	1.0	682	$1,900	$2.79	45d	1	0.03mi
1215 N Quinn St Unit WQUINN-18 Arlington, VA	1.0	1.0	550	$1,775	$3.23	25d	1	0.07mi
1215 N Quinn St Arlington, VA	1.0	1.0	550	$1,750	$3.18	3d	1	0.07mi
1351 N Rolfe St Arlington, VA	2.0	1.0–2.0	836	$3,450	$4.12	3d	21	0.10mi
1221 N Pierce St Arlington, VA	1.0–2.0	1.0–2.0	914	$2,575	$2.82	3d	14	0.15mi
1301 N Troy St Arlington, VA	2.0	1.0–2.0	959	$3,510	$3.66	3d	17	0.19mi
1415 N Taft St Arlington, VA	4.0	1.0–3.0	1562	$2,718	$1.74	2d	18	0.21mi
1301 N Ode St #115 Arlington, VA	1.0	1.0	628	$1,800	$2.87	5d	1	0.21mi
1305 N Ode St #304 Arlington, VA	1.0	1.0	636	$1,725	$2.71	23d	1	0.22mi
1301 N Courthouse Rd Arlington, VA	1.0–2.0	1.0–2.0	888	$2,250	$2.53	9d	2	0.22mi
1336 N Ode St Unit A Arlington, VA	—	1.0	388	$1,400	$3.61	9d	1	0.22mi
1215 Fort Myer Dr Arlington, VA	1.0–2.0	1.0–2.0	743	$1,725	$2.32	16d	7	0.25mi
1320 Fort Myer Dr #825 Arlington, VA	1.0	1.0	628	$1,775	$2.83	45d	1	0.25mi
1800 16th St N Arlington, VA	1.0	1.0	575	$1,950	$3.39	16d	1	0.25mi
2001 15th St N Arlington, VA	1.0	1.0	700	$2,538	$3.62	21d	2	0.25mi
2001 15th St N #804 Arlington, VA	1.0	1.0	696	$2,600	$3.74	23d	1	0.26mi
1322 Fort Myer Dr #912 Arlington, VA	1.0	1.0	641	$2,050	$3.20	15d	1	0.26mi
1515 N Queen St Arlington, VA	1.0	1.0	708	$2,895	$4.09	3d	7	0.27mi
1428 12th St N Arlington, VA	1.0	1.0	600	$1,775	$2.96	45d	1	0.28mi
1500 Arlington Blvd Arlington, VA	1.0	1.0	646	$2,534	$3.92	3d	40	0.34mi
1404 12th St N #23 Arlington, VA	1.0	1.0	660	$1,650	$2.50	45d	1	0.35mi
2025 Clarendon Blvd Arlington, VA	3.0	1.0–2.0	903	$4,046	$4.48	2d	26	0.35mi
2055 15th St N Arlington, VA	2.0	1.0–2.0	737	$3,906	$5.30	4d	39	0.37mi
1320 N Veitch St Arlington, VA	1.0–2.0	1.0–2.0	912	$2,185	$2.39	3d	1	0.38mi
1847 Wilson Blvd Unit 5-355 Arlington, VA	1.0	1.0	577	$2,100	$3.64	45d	1	0.38mi
1800 Wilson Blvd Arlington, VA	1.0	1.0	695	$2,490	$3.58	6d	2	0.38mi
1300 N Meade St Apt 22 Arlington, VA	1.0	1.0	710	$1,750	$2.46	23d	1	0.38mi
1550 Clarendon Blvd Arlington, VA	1.0–2.0	1.0–2.0	850	$2,620	$3.08	3d	6	0.39mi
1601 Clarendon Blvd Arlington, VA	3.0	1.0–3.0	1178	$3,855	$3.27	3d	58	0.39mi
2250 Clarendon Blvd Arlington, VA	1.0–2.0	1.0–2.0	902	$2,390	$2.65	2d	22	0.40mi
1276 N Wayne St #319 Arlington, VA	1.0	1.0	721	$3,000	$4.16	25d	1	0.42mi
1423 N Nash St Unit N-207 Arlington, VA	1.0	1.0	710	$1,800	$2.54	17d	1	0.43mi
1600 N Oak St Arlington, VA	1.0–2.0	1.0–2.0	1015	$2,950	$2.91	45d	3	0.43mi
1752 N Rhodes St Unit 330 Arlington, VA	1.0	1.0	579	$1,900	$3.28	45d	1	0.44mi
1726 N Quinn St Unit 208 Arlington, VA	1.0	1.0	720	$1,850	$2.57	25d	1	0.46mi
2201 Wilson Blvd Arlington, VA	1.0–2.0	1.0–2.0	882	$2,680	$3.04	3d	9	0.46mi
1510 Clarendon Blvd Arlington, VA	2.0	1.0–2.0	809	$3,608	$4.46	3d	35	0.48mi
1774 N Troy St #718 Arlington, VA	1.0	1.0	627	$1,900	$3.03	23d	1	0.48mi
1774 N Troy St Arlington, VA	1.0	1.0	630	$2,500	$3.97	45d	1	0.48mi
1806 Key Blvd #9476 Arlington, VA	1.0	1.0	564	$1,900	$3.37	45d	1	0.49mi

HOA detail condo

• Monthly dues: $524 · $6,288/yr
• Likely covers: cableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $298,000 Active 73 DOM
2. 2026-06-18
   days on market $298,000 Active 70 DOM
3. 2026-06-17
   days on market $298,000 Active 69 DOM
4. 2026-06-16
   days on market $298,000 Active 68 DOM
5. 2026-06-15
   days on market $298,000 Active 67 DOM
6. 2026-06-13
   days on market $298,000 Active 65 DOM
7. 2026-06-09
   days on market $298,000 Active 61 DOM
8. 2026-06-08
   days on market $298,000 Active 60 DOM
9. 2026-06-07
   pricedays on market $298,000 Active 59 DOM
10. 2026-06-03
    days on market $305,000 Active 55 DOM
11. 2026-06-02
    days on market $305,000 Active 54 DOM
12. 2026-06-01
    days on market $305,000 Active 53 DOM
13. 2026-05-31
    days on market $305,000 Active 52 DOM
14. 2026-04-10
    listed $305,000 Active 897-char remark

    Show marketing remark (897 chars)

    Spacious condo home featuring open living and dining area and seamless flow layout while still providing distinct, functional spaces for both relaxing and dining. Laminate wood floors extend throughout the main living space, adding warmth, character, and durability. The result is a home that feels spacious, practical, and exceptionally comfortable. The condo is situated in a well-established Arlington neighborhood with easy access to the Metro, major commuter routes, shopping, dining, and all the conveniences that make North Arlington one of the area’s most sought-after places to live. If you’ve been looking for a bright, spacious one-bedroom with a true dining area, excellent closet space, and thoughtful updates at an incredible value, this is it. The unit also includes one assigned parking space and additional storage, and the condo fee covers all utilities except cable.

15. 2026-04-09
    historical $305,000 897-char remark

    Show marketing remark (897 chars)

    Spacious condo home featuring open living and dining area and seamless flow layout while still providing distinct, functional spaces for both relaxing and dining. Laminate wood floors extend throughout the main living space, adding warmth, character, and durability. The result is a home that feels spacious, practical, and exceptionally comfortable. The condo is situated in a well-established Arlington neighborhood with easy access to the Metro, major commuter routes, shopping, dining, and all the conveniences that make North Arlington one of the area’s most sought-after places to live. If you’ve been looking for a bright, spacious one-bedroom with a true dining area, excellent closet space, and thoughtful updates at an incredible value, this is it. The unit also includes one assigned parking space and additional storage, and the condo fee covers all utilities except cable.

16. 2022-06-10
    historical
17. 2022-04-02
    listed $319,000 Active
18. 2016-03-18
    historical Withdrawn
19. 2016-03-18
    historical
20. 2016-01-30
    status Active
21. 2016-01-09
    historical Temporarily Off-Market
22. 2015-10-07
    listed Active
23. 2015-10-06
    listed $275,000
24. 2007-07-02
    historical
25. 2007-05-31
    listed
26. 2006-07-01
    historical
27. 2006-04-13
    listed
28. 2006-04-13
    historical
29. 2006-03-05
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,839
• − Mortgage interest: −$16,693
• − Property taxes: −$3,098
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$6,288
• − Depreciation: −$8,669
• Taxable loss: −$12,853
• Est. tax savings @ 24.0%: +$3,085
• After-tax cash flow: $-4,551/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Arlington County Public School District
• NCES district ID: 5100270
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $103,164
• Composite: 65.23/100
• National rank: #492
• State rank: #8 of 131 in VA

Livability — Arlington

• Score: 86/100
• State rank: #14
• US rank: #387

Category grades

Amenities A+ Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, VA
• County: Arlington County · 236,086 people
• City population: 236,086
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 14,154
• Household income: $120,515
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 1383.0

Population outlook (Arlington County) Hauer SSP2

• Today (2025): 278,021 people
• By 2030: 301,560 · +8.5%
• By 2040: 349,063 · +25.6%
• By 2050: 399,147 · +43.6%
• By 2075: 505,325 · +81.8%
• By 2100: 584,095 · +110.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Asian 17% Hispanic / Latino 13% Two or more races 11% Black 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 29% · Canada, China, Vietnam
• Languages at home: 68% English-only · Spanish 11% Other Indo-European 5% Chinese 4%

Political lean MEDSL · Arlington

• 2024 margin: Solid D (+58.6) · D 78.2% · R 19.6% · Other 2.1%
• 2008→2024 swing: +14.0pp toward D · 2008: 44.6pp · 2024: 58.6pp
• All cycles: 2024: D+58.6 2020: D+63.5 2016: D+60.1 2012: D+39.9 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.02%
• Current HPI: 286.279
• Rent YoY: ▲ 0.54%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+10.9% since first listed

16 events — show timeline

• 2026-04-10 Listed $305,000 BRIGHT MLS
• 2026-04-09 Coming Soon $305,000 BRIGHT MLS
• 2022-06-10 Listing Removed — BRIGHT MLS
• 2022-04-02 Listed $319,000 BRIGHT MLS
• 2016-03-18 Listing Removed — BRIGHT MLS
• 2016-03-18 Delisted — MRIS
• 2016-01-30 Relisted — MRIS
• 2016-01-09 Delisted — MRIS
• 2015-10-07 Listed — MRIS
• 2015-10-06 Listed $275,000 BRIGHT MLS
• 2007-07-02 Delisted — MRIS
• 2007-05-31 Listed — MRIS
• 2006-07-01 Delisted — MRIS
• 2006-04-13 Delisted — MRIS
• 2006-04-13 Listed — MRIS
• 2006-03-05 Listed — MRIS

Property tax history

+1.1%/yr

Latest (2025): $3,098 · +2.1% YoY. Source: county tax records.