8106 Fort Hunt Rd · Fort Hunt, VA 22308

$619,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 61 Days on market

Built 1950 9,583 sqft lot $458/sqft · 13% below area Est $786k · 21% under

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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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

Key facts

• Manageable yard
• Plenty of parking
• Great location

Tags

• MANAGEABLE YARD
• PLENTY OF PARKING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $619k.

Deal economics

• At list price, monthly cash flow is $-774 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $431k (30.4% below list).
• Recommended offer: $431k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.4% in Fort Hunt — 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 73/100 on livability (#182 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fairfax County Public School District (suburban): math 61% / reading 73% proficiency, ranked #13 of 131 in VA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,861 units permitted in Fairfax County in 2024 (1,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Fairfax County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $41k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; list at $619k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $430,877 (30.4% 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 61 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 12.0

CMA / ARV

• ARV (median comp): $785,598
• List price: $619,000
• Delta: -21.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Revere Dr	0.41mi	3/2.0	1,368 (+1%)	10mo	$715,000	$523	71
8114 Fort Hunt Rd	0.05mi	4/3.0 (+1)	1,426 (+6%)	12mo	$605,000	$424	70
7908 W Boulevard Dr	0.47mi	3/1.5	1,388 (+3%)	5mo	$925,000	$666	68
1510 Shenandoah Rd	0.36mi	3/2.0	1,296 (-4%)	18mo	$679,000	$524	62
2002 Shenandoah Rd	0.59mi	3/2.0	1,482 (+10%)	4mo	$770,000	$520	53
8405 Crossley Pl	0.61mi	3/2.0	1,417 (+5%)	15mo	$835,000	$589	51
1602 Baltimore Rd	0.52mi	3/2.0	1,236 (-9%)	13mo	$750,000	$607	51
2006 Clark Pl	0.62mi	3/2.0	1,510 (+12%)	13mo	$635,000	$421	41
8002 Hamilton Ln	0.32mi	4/3.0 (+1)	1,524 (+13%)	20mo	$917,500	$602	38
1805 Shenandoah Rd	0.47mi	3/1.5	1,185 (-12%)	22mo	$685,000	$578	37
7924 New Market Rd	0.66mi	3/2.0	1,176 (-13%)	13mo	$763,000	$649	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-149,573
• Equity at exit: $92,295

10-year hold

• IRR: -21.7%
• Equity multiple: -0.12×
• Total profit: $-193,677
• Equity at exit: $53,520

Cash invested: $173,320 (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 22308

• Active inventory: 53
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,309 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$607 /mo · $7,285/yr
• Insurance: −$258
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $-774

Break-even live

Break-even rent $5,288

Max offer price $482,338

Occupancy floor —

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Jamestown Rd Alexandria, VA	2.0	1.5	1244	$3,000	$2.41	44d	1	0.49mi
1312 Namassin Rd Alexandria, VA	3.0	2.0	1612	$3,800	$2.36	8d	1	0.57mi
1405 Dade Ln Alexandria, VA	4.0	3.0	1521	$4,250	$2.79	1d	1	0.58mi
8512 Doyle Dr Alexandria, VA	3.0	2.5	1700	$3,650	$2.15	18d	1	0.95mi
2403 Arrow Park Dr Alexandria, VA	4.0	3.0	1571	$3,800	$2.42	13d	1	1.00mi
8239 Doctor Craik Ct Alexandria, VA	3.0	4.0	1496	$3,450	$2.31	44d	1	1.26mi
1715 Hollinwood Dr Alexandria, VA	4.0	3.0	1728	$5,200	$3.01	17d	1	1.28mi

Listing history 30 events

1. 2026-06-18
   days on market $619,000 Active 61 DOM
2. 2026-06-17
   days on market $619,000 Active 60 DOM
3. 2026-06-16
   days on market $619,000 Active 59 DOM
4. 2026-06-15
   pricedays on market $619,000 Active 58 DOM
5. 2026-06-13
   days on market $635,000 Active 56 DOM
6. 2026-06-13
   days on market $635,000 Active 55 DOM
7. 2026-06-09
   days on market $635,000 Active 52 DOM
8. 2026-06-08
   days on market $635,000 Active 51 DOM
9. 2026-06-07
   days on market $635,000 Active 50 DOM
10. 2026-06-04
    days on market $635,000 Active 47 DOM
11. 2026-06-03
    days on market $635,000 Active 46 DOM
12. 2026-06-02
    days on market $635,000 Active 45 DOM
13. 2026-06-01
    days on market $635,000 Active 44 DOM
14. 2026-05-31
    days on market $635,000 Active 43 DOM
15. 2026-05-15
    price $605,000 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

16. 2026-05-15
    historical Active Under Contract 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

17. 2026-05-15
    status Active 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

18. 2026-05-08
    historical Active Under Contract 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

19. 2026-04-23
    price $635,000 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

20. 2026-04-12
    price $639,900 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

21. 2026-04-02
    listed $659,900 Active 1051-char remark

    Show marketing remark (1051 chars)

    Home inspections welcome. Home is being sold "as is". Active pending release. What once was suburban is now URBAN!! This is the deal of the neighborhood!! This 3-bdrm, 2-bath home in Hollin Hall Village offers a perfect blend of comfort and modern living with a little TLC. Step inside to discover an inviting open floor plan, featuring living area w brick fireplace, ideal for gatherings. The upgraded kitchen with island, built-in appliances & granite countertops, making meal prep a delight. Enjoy the warmth of hardwood floors & new carpet. Nestled in a vibrant community, residents benefit from nearby parks, walking trails, and a welcoming neighborhood atmosphere. Detached garage & ample driveway space. This home is not just a place to live; it's a lifestyle. Experience the charm of Hollin Hall Village and make this delightful residence your own! Just off GW PKWY-commuters dream. Owner is ready to sell. * * * * New Heat pump, hot water heater, refrigerator, carpet, granite all new 2026---Great bones await

22. 2026-01-06
    historical
23. 2026-01-06
    historical
24. 2002-11-04
    soldstatus $255,000
25. 2002-11-04
    soldstatus $255,000
26. 2002-11-01
    soldstatus $255,000
27. 2002-10-01
    historical
28. 2002-08-23
    listed $279,000
29. 1971-05-28
    soldstatus $26,950
30. 1966-12-31
    soldstatus $18,500

ⓘ 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: $7,285 · $607/mo
• Projected year-2 tax: $7,285 · $607/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,705
• − Mortgage interest: −$34,674
• − Property taxes: −$7,285
• − Insurance: −$3,892
• − Repairs & maintenance: −$4,136
• − Management: −$4,136
• − Depreciation: −$18,007
• Taxable loss: −$20,426
• Est. tax savings @ 24.0%: +$4,902
• After-tax cash flow: $-4,381/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: Fairfax County Public School District
• NCES district ID: 5101260
• Math proficiency: 61% ▼ -24.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $110,238
• Composite: 62.59/100
• National rank: #679
• State rank: #13 of 131 in VA

Livability — Fort Hunt

• Score: 73/100
• State rank: #182
• US rank: #5602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Hunt, VA
• County: Fairfax County · 1,104,456 people
• City population: 14,090
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 14,090
• Household income: $212,545
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 23.0

Population outlook (Fairfax County) Hauer SSP2

• Today (2025): 1,237,259 people
• By 2030: 1,277,758 · +3.3%
• By 2040: 1,346,508 · +8.8%
• By 2050: 1,397,919 · +13.0%
• By 2075: 1,493,100 · +20.7%
• By 2100: 1,465,712 · +18.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Fairfax

• 2024 margin: Solid D (+35.0) · D 66.1% · R 31.1% · Other 2.8%
• 2008→2024 swing: +13.8pp toward D · 2008: 21.2pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+41.9 2016: D+36.2 2012: D+19.8 2008: D+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -499.91%
• Current HPI: 309.8197
• Rent YoY: —
• 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

+3170.3% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $605,000 BRIGHT MLS
• 2026-05-15 Contingent — BRIGHT MLS
• 2026-05-15 Relisted — BRIGHT MLS
• 2026-05-08 Contingent — BRIGHT MLS
• 2026-04-23 Price Changed $635,000 BRIGHT MLS
• 2026-04-12 Price Changed $639,900 BRIGHT MLS
• 2026-04-02 Listed $659,900 BRIGHT MLS
• 2026-01-06 Coming Soon — BRIGHT MLS
• 2026-01-06 Listing Removed — BRIGHT MLS
• 2002-11-04 Sold (Public Records) $255,000 Public Records
• 2002-11-04 Sold (Public Records) $255,000 Public Records
• 2002-11-01 Sold (MLS) $255,000 MRIS
• 2002-10-01 Delisted — MRIS
• 2002-08-23 Listed $279,000 MRIS
• 1971-05-28 Sold (Public Records) $26,950 Public Records
• 1966-12-31 Sold (Public Records) $18,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $7,285 · +5.6% YoY. Source: county tax records.