1830 Columbia Pike #216 · Arlington, VA 22204

$190,000

None bd · 1.0 ba · 530 sqft · Condo public records · 35 Days on market

Built 1964 $358/sqft · 19% below area Est $234k · 19% under $391/mo HOA · 14% of rent

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Why this score? — see what drove the B+ 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).

• Cash flow +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +9.1/10.0
• Schools +6.5/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated within the last few years to include professional painting, refinishing the hardwoods, complete new bathroom to include vanity area. Kitchen has granite counter tops, gas cooking, and white appliances. There is TONS of closet space/storage. ALL UTILITIES (except phone and cable) included in the condo fee. FIOS is available in the building. No dogs allowed per condo rules. Parking is ample and your guests won't have to drive around finding a spot when they come to visit. Wonderful location - minutes to the Pentagon, Ft Meyer, Georgetown, DC, and Old Town.

Key facts

• $391 HOA
• Community pool
• Built 1964

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• HOA & community: Monthly condo fee of $391; HOA fee covers additional items (details available from association); Association amenities include community features

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium in a mid-rise building (5–8 floors); Brick construction
• Construction: Brick construction; Estimated year built
• Exterior features: Community pool; Not in a federal flood zone; Above-grade structure

Interior

• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas); Electric hot water
• Interior features: Not furnished; Elevator access; Penthouse unit
• Laundry & utility: No in-unit washer/dryer or hookups

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 falling (-3.2%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 621 units permitted in Arlington County in 2024 (429 in 5+ unit buildings).
• This rent runs 30% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• 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 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 5.8

CMA / ARV

• ARV (median comp): $234,378
• List price: $190,000
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-6,053
• Equity at exit: $28,330

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $6,724
• Equity at exit: $16,428

Cash invested: $53,200 (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 22204

• Rents YoY: -3.2%
• Active inventory: 154
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$996
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$79
• HOA: −$391
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $510

Break-even live

Break-even rent $2,072

Max offer price $190,000

Occupancy floor 76%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1850 Columbia Pike Arlington, VA	3.0	1.0–2.0	1065	$2,138	$2.01	2d	87	0.05mi
1201 S Ross St Arlington, VA	3.0	1.0–2.0	821	$2,727	$3.32	2d	43	0.18mi
2200 Columbia Pike Arlington, VA	1.0–2.0	1.0	861	$2,452	$2.85	1d	8	0.30mi
1200 S Courthouse Rd Arlington, VA	2.0	1.0	662	$2,760	$4.17	5d	28	0.31mi
720 S Ode St Arlington, VA	1.0–2.0	1.0	700	$1,650	$2.36	15d	1	0.32mi
2301 Columbia Pike Arlington, VA	2.0	1.0–2.0	844	$2,821	$3.34	2d	16	0.38mi
2501 9th Rd S Arlington, VA	3.0	1.0–2.5	1034	$2,984	$2.89	2d	27	0.48mi
1300 Army Navy Dr Arlington, VA	1.0–2.0	1.0–2.5	1254	$7,100	$5.66	24d	4	0.49mi
1300 Army Navy Dr Arlington, VA	1.0–2.0	1.0–2.5	1252	$7,300	$5.83	44d	5	0.49mi
1200 S Arlington Ridge Rd Arlington, VA	2.0	1.0	729	$2,400	$3.29	16d	4	0.53mi
108 S Courthouse Rd Arlington, VA	1.0–2.0	1.0	661	$2,895	$4.38	2d	6	0.62mi
805 S Walter Reed Dr Arlington, VA	1.0–2.0	1.0	760	$2,269	$2.99	2d	34	0.63mi
1400 S Joyce St Arlington, VA	3.0	1.0–2.0	967	$3,017	$3.12	1d	136	0.64mi
2902 13th Rd S Unit 402-1 Arlington, VA	1.0	1.0	622	$1,800	$2.89	20d	1	0.69mi
1201 S Joyce St Arlington, VA	2.0	1.0–2.0	866	$3,045	$3.51	2d	43	0.72mi
1401 S Joyce St Arlington, VA	2.0	1.0–2.0	969	$3,424	$3.53	1d	28	0.75mi
2910 16th St S Arlington, VA	2.0	1.0	665	$2,700	$4.06	44d	1	0.78mi
901 15th St S Arlington, VA	3.0	1.0–3.0	1361	$5,529	$4.06	1d	34	0.83mi
801 15th St S Arlington, VA	2.0	1.0–2.0	898	$3,192	$3.55	2d	90	0.88mi
2603 Arlington Blvd #102 Arlington, VA	1.0	1.0	642	$1,900	$2.96	8d	1	0.89mi
35 N Bedford St Arlington, VA	1.0	1.0	600	$1,645	$2.74	44d	1	0.91mi
66 N Bedford St Unit 66A Arlington, VA	1.0	1.0	612	$1,900	$3.10	24d	1	0.93mi
710 12th St S Arlington, VA	3.0	1.0–3.0	1073	$5,157	$4.80	1d	32	0.94mi
142 N Bedford St Arlington, VA	1.0	1.0	612	$1,900	$3.10	14d	1	0.96mi
918 S Lincoln St Arlington, VA	1.0	1.0	452	$1,747	$3.86	3d	3	0.97mi
815 18th St S Arlington, VA	2.0	1.0	741	$3,099	$4.18	3d	7	0.99mi
1446 S Grant St Arlington, VA	3.0	1.0–3.0	1022	$5,358	$5.24	1d	24	1.00mi
333 S Glebe Rd Arlington, VA	2.0	1.0	754	$2,685	$3.56	2d	11	1.09mi
2300 24th Rd S Arlington, VA	1.0–3.0	1.0–2.0	832	$2,495	$3.00	2d	16	1.10mi
575 12th Rd S Arlington, VA	2.0	1.0–2.0	878	$4,224	$4.81	1d	24	1.10mi
1330 S Fair St Arlington, VA	2.0	2.0	915	$4,185	$4.57	1d	37	1.10mi
1405 S Fern St Unit 1049771P Arlington, VA	1.0	1.0	699	$5,516	$7.89	5d	1	1.12mi
1405 S Fern St Unit 1245512P Arlington, VA	1.0	1.0	602	$5,777	$9.60	22d	1	1.12mi
1405 S Fern St Unit 1250261P Arlington, VA	1.0	1.0	699	$5,516	$7.89	20d	1	1.12mi
1405 S Fern St Unit 1343853P Arlington, VA	1.0	1.0	699	$6,213	$8.89	3d	1	1.12mi
1405 S Fern St Unit 1230412P Arlington, VA	1.0	1.0	699	$5,454	$7.80	44d	1	1.12mi
1405 S Fern St Unit 1048699P Arlington, VA	1.0	1.0	699	$6,213	$8.89	8d	1	1.12mi
520 12th St S Arlington, VA	3.0	1.0–2.0	1057	$4,675	$4.42	1d	37	1.13mi
550 14th Rd S Arlington, VA	2.0	1.0–2.5	1049	$4,467	$4.26	2d	43	1.13mi
2400 24th Rd S Arlington, VA	2.0	1.0–2.5	1019	$3,320	$3.26	2d	18	1.15mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Likely covers: gascable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $190,000 Active 35 DOM
2. 2026-06-17
   days on market $190,000 Active 34 DOM
3. 2026-06-16
   days on market $190,000 Active 33 DOM
4. 2026-06-15
   days on market $190,000 Active 32 DOM
5. 2026-06-13
   days on market $190,000 Active 30 DOM
6. 2026-06-09
   days on market $190,000 Active 26 DOM
7. 2026-06-08
   days on market $190,000 Active 25 DOM
8. 2026-06-07
   days on market $190,000 Active 24 DOM
9. 2026-06-03
   days on market $190,000 Active 20 DOM
10. 2026-06-02
    days on market $190,000 Active 19 DOM
11. 2026-06-01
    days on market $190,000 Active 18 DOM
12. 2026-05-31
    days on market $190,000 Active 17 DOM
13. 2026-05-15
    listed $190,000 Active 725-char remark
14. 2026-05-14
    historical $190,000 725-char remark
15. 2019-11-25
    soldstatus $175,000
16. 2019-11-22
    soldstatus $175,000 Closed 582-char remark

    Show marketing remark (582 chars)

    Completely renovated within the last few years to include professional painting, refinishing the hardwoods, complete new bathroom to include vanity area. Kitchen has granite counter tops, gas cooking, and white appliances. There is TONS of closet space/storage. ALL UTILITIES (except phone and cable) included in the condo fee. FIOS is available in the building. No dogs allowed per condo rules. Parking is ample and your guests won't have to drive around finding a spot when they come to visit. Wonderful location - minutes to the Pentagon, Ft Meyer, Georgetown, DC, and Old Town.

17. 2019-11-07
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Completely renovated within the last few years to include professional painting, refinishing the hardwoods, complete new bathroom to include vanity area. Kitchen has granite counter tops, gas cooking, and white appliances. There is TONS of closet space/storage. ALL UTILITIES (except phone and cable) included in the condo fee. FIOS is available in the building. No dogs allowed per condo rules. Parking is ample and your guests won't have to drive around finding a spot when they come to visit. Wonderful location - minutes to the Pentagon, Ft Meyer, Georgetown, DC, and Old Town.

18. 2019-11-04
    listed $179,900 Active 582-char remark

    Show marketing remark (582 chars)

    Completely renovated within the last few years to include professional painting, refinishing the hardwoods, complete new bathroom to include vanity area. Kitchen has granite counter tops, gas cooking, and white appliances. There is TONS of closet space/storage. ALL UTILITIES (except phone and cable) included in the condo fee. FIOS is available in the building. No dogs allowed per condo rules. Parking is ample and your guests won't have to drive around finding a spot when they come to visit. Wonderful location - minutes to the Pentagon, Ft Meyer, Georgetown, DC, and Old Town.

19. 2007-06-25
    soldstatus $189,000
20. 2007-06-22
    soldstatus $189,000

    Show marketing remark (399 chars)

    Sunny & hip L-shaped studio. H/w flr under carpet, dimmer switches everywhere, new stove, icemaker, lighting, ceramic tile kitch & BA, 4 deep closets. Great buy in desirable Columb. pike Revitalization area, one light to DC off 395 N & S, so close to Pentagon. Walk to shops, theatre, restaurants and live in full serv. bldg undergoing $1/2 Mil. renov. Low condo fee incl. all uts.

21. 2007-05-21
    historical

    Show marketing remark (399 chars)

    Sunny & hip L-shaped studio. H/w flr under carpet, dimmer switches everywhere, new stove, icemaker, lighting, ceramic tile kitch & BA, 4 deep closets. Great buy in desirable Columb. pike Revitalization area, one light to DC off 395 N & S, so close to Pentagon. Walk to shops, theatre, restaurants and live in full serv. bldg undergoing $1/2 Mil. renov. Low condo fee incl. all uts.

22. 2007-04-19
    listed $189,000

    Show marketing remark (399 chars)

    Sunny & hip L-shaped studio. H/w flr under carpet, dimmer switches everywhere, new stove, icemaker, lighting, ceramic tile kitch & BA, 4 deep closets. Great buy in desirable Columb. pike Revitalization area, one light to DC off 395 N & S, so close to Pentagon. Walk to shops, theatre, restaurants and live in full serv. bldg undergoing $1/2 Mil. renov. Low condo fee incl. all uts.

23. 2003-06-18
    soldstatus $97,000
24. 2003-06-13
    soldstatus $97,000
25. 2003-05-21
    historical
26. 2003-05-05
    listed $99,900
27. 2001-05-16
    soldstatus $62,100
28. 2001-02-28
    soldstatus $62,000
29. 2001-01-23
    historical
30. 2000-12-22
    listed $62,000
31. 1988-08-01
    soldstatus $113,000
32. 1988-04-29
    soldstatus $44,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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: $32,610
• − Mortgage interest: −$10,643
• − Property taxes: −$2,047
• − Insurance: −$950
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$4,692
• − Depreciation: −$5,527
• Taxable income: $3,532
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $5,268/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): 51,921
• Household income: $107,941
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2811.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 41% Hispanic / Latino 26% Black 18% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 23% Other Indo-European 5% Arabic 3%

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: ▼ -604.67%
• Current HPI: 381.2284
• Rent YoY: ▼ -3.17%
• 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

+331.8% since first listed

20 events — show timeline

• 2026-05-15 Listed $190,000 BRIGHT MLS
• 2026-05-14 Coming Soon $190,000 BRIGHT MLS
• 2019-11-25 Sold (Public Records) $175,000 Public Records
• 2019-11-22 Sold (MLS) $175,000 BRIGHT MLS
• 2019-11-07 Contingent — BRIGHT MLS
• 2019-11-04 Listed $179,900 BRIGHT MLS
• 2007-06-25 Sold (Public Records) $189,000 Public Records
• 2007-06-22 Sold (MLS) $189,000 MRIS
• 2007-05-21 Delisted — MRIS
• 2007-04-19 Listed $189,000 MRIS
• 2003-06-18 Sold (Public Records) $97,000 Public Records
• 2003-06-13 Sold (MLS) $97,000 MRIS
• 2003-05-21 Delisted — MRIS
• 2003-05-05 Listed $99,900 MRIS
• 2001-05-16 Sold (Public Records) $62,100 Public Records
• 2001-02-28 Sold (MLS) $62,000 MRIS
• 2001-01-23 Delisted — MRIS
• 2000-12-22 Listed $62,000 MRIS
• 1988-08-01 Sold (Public Records) $113,000 Public Records
• 1988-04-29 Sold (Public Records) $44,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,047 · +0.0% YoY. Source: county tax records.