200 N Maple Ave #613 · Falls Church, VA 22046

$265,000

1 bd · 1.0 ba · 764 sqft · Condo public records · 45 Days on market

Built 1963 $347/sqft · 34% below area Est $404k · 34% under $662/mo HOA · 27% 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 +15.0/15.0
• Schools +7.9/10.0
• Cash flow +6.5/30.0
• Livability +4.4/5.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

Key facts

• Community pool
• Tot lots
• Cherry hill park

Tags

• COMMUNITY POOL
• CHERRY HILL PARK
• FALLS CHURCH FARMERS MARKET
• TOT LOTS

Property features AI

Finance

• Other: Property is managed by a property manager; Condominium ownership
• HOA & community: Monthly condo fee of $662.32 covering air conditioning, common area maintenance, custodial services/maintenance, electricity, exterior building maintenance, gas, heat, management, pool(s), reserves, sewer, trash, and water; Association amenities include common grounds, elevator, extra storage, party room, and outdoor pool; Additional monthly fee of $236.76

Exterior

• Parking: Unassigned parking in a parking lot
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Condominium unit/flat in a mid-rise building (5–8 floors); Building name: PARK TOWERS CONDO; Entry level: 6
• Construction: Brick construction
• Exterior features: Community pool; Above-grade and below-grade structures noted; Not in a federal flood zone

Interior

• Kitchen: Includes standard kitchen (appliances not specified)
• Bedrooms: One bedroom on the main level (Entry level)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Dining area; Flat floor plan; Level entry
• Laundry & utility: Washer and dryer in unit; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-451 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (6.8% below list).
• Recommended offer: $185k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 1.4% in Falls Church — 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 87/100 on livability (#9 in VA, #254 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Falls Church City Public School District (suburban): math 84% / reading 89% proficiency, ranked #1 of 131 in VA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Oak Street Elementary (math 87% / reading 89%, grade A+, #30 of 1,108 statewide, top 3%, 526 students, 7% FRL); Mary Ellen Henderson Middle (math 81% / reading 88%, grade A+, #14 of 342 statewide, top 4%, 581 students, 9% FRL); Meridian High (math 84% / reading 93%, grade A, #11 of 319 statewide, top 3%, 865 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 97 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 20 units permitted in Falls Church city in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($169k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Falls Church County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,279 (30.1% 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 45 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 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.93% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 8.9

CMA / ARV

• ARV (median comp): $403,644
• List price: $265,000
• Delta: -34.35%
• 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: -33.6%
• Equity multiple: -0.06×
• Total profit: $-78,532
• Equity at exit: $39,512

10-year hold

• IRR: -74.3%
• Equity multiple: -0.78×
• Total profit: $-131,785
• Equity at exit: $22,912

Cash invested: $74,200 (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 22046

• Rents YoY: -0.2%
• Active inventory: 97
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$240 /mo · $2,879/yr
• Insurance: −$110
• HOA: −$662
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-451

Break-even live

Break-even rent $3,041

Max offer price $185,279

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-376	+0% $-451	+5% $-526	+10% $-601
Rent	-10% $-646	-5% $-549	+0% $-451	+5% $-354	+10% $-256
Rate	-1.0pp $-318	-0.5pp $-384	base $-451	+0.5pp $-520	+1.0pp $-590

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 N Maple Ave Falls Church, VA	2.0	1.5	1059	$2,700	$2.55	9d	1	0.03mi
301 W Broad St Falls Church, VA	1.0–2.0	1.0–2.0	823	$1,730	$2.10	0d	20	0.19mi
111 E Broad St Falls Church, VA	2.0	1.0–2.0	804	$2,853	$3.55	0d	26	0.22mi
104 W Annandale Rd Unit 318 Falls Church, VA	2.0	1.5	784	$2,950	$3.76	20d	1	0.24mi
103 S Virginia Ave #401 Falls Church, VA	2.0	1.5	784	$3,000	$3.83	6d	1	0.25mi
150 S Virginia Ave #34 Falls Church, VA	2.0	1.5	784	$2,850	$3.64	14d	1	0.30mi
450 N Washington St Falls Church, VA	1.0–2.0	1.0–2.0	826	$2,295	$2.78	0d	14	0.32mi
444 W Broad St Falls Church, VA	1.0–2.0	1.5–2.0	1008	$2,950	$2.93	14d	2	0.33mi
210 E Fairfax St Falls Church, VA	2.0	1.0	767	$1,998	$2.60	0d	6	0.39mi
126 Chanel Ter Falls Church, VA	1.0	1.0	800	$1,995	$2.49	45d	1	0.41mi
6924 Fairfax Dr #132 Arlington, VA	2.0	2.0	1000	$3,200	$3.20	20d	1	0.44mi
6916 Fairfax Dr #218 Arlington, VA	2.0	1.0	836	$2,580	$3.09	20d	1	0.45mi
410 S Maple Ave Falls Church, VA	1.0–3.0	1.0–3.0	1344	$2,644	$1.97	0d	9	0.49mi
2121 N Westmoreland St Arlington, VA	1.0–2.0	1.0–2.5	1314	$2,522	$1.92	0d	16	0.51mi
809 W Broad St Falls Church, VA	1.0	1.5	1075	$2,000	$1.86	0d	11	0.60mi
6600 Colton Crawford Cir Falls Church, VA	1.0–3.0	1.0–2.5	1272	$2,510	$1.97	0d	1	0.73mi
110 Founders Ave Falls Church, VA	2.0	1.0–2.0	941	$3,117	$3.31	0d	26	0.77mi
1033 W Broad St Falls Church, VA	2.0	1.0–2.0	910	$3,218	$3.54	0d	18	0.90mi
2930 Cherry St Falls Church, VA	2.0	1.0	1100	$2,100	$1.91	0d	7	0.94mi
6410 Arlington Blvd Falls Church, VA	1.0	1.0–2.0	808	$2,576	$3.19	0d	9	0.99mi
501 Roosevelt Blvd Falls Church, VA	2.0	1.0–2.0	823	$2,309	$2.81	4d	33	1.07mi
600 Roosevelt Blvd Falls Church, VA	2.0	1.5	1089	$2,200	$2.02	0d	1	1.09mi
110 Birch St Unit C2 Falls Church, VA	2.0	1.0	870	$2,150	$2.47	12d	1	1.13mi
500 Roosevelt Blvd Falls Church, VA	3.0	1.0–1.5	955	$2,155	$2.26	0d	16	1.14mi
138 Birch St Unit B2 Falls Church, VA	2.0	1.0	870	$2,650	$3.05	26d	1	1.17mi
7011 Falls Reach Dr #103 Falls Church, VA	1.0	1.0	755	$2,070	$2.74	14d	1	1.25mi
7000 Falls Reach Dr #309 Falls Church, VA	2.0	2.0	961	$2,950	$3.07	45d	1	1.29mi
136 W Falls Station Blvd Falls Church, VA	2.0	1.0–2.0	877	$3,098	$3.53	0d	54	1.31mi
255 W Falls Station Blvd #704 Falls Church, VA	2.0	2.0	903	$4,400	$4.87	45d	1	1.34mi
2916 Willston Pl Apt 101 Falls Church, VA	1.0	1.0	578	$1,650	$2.85	0d	1	1.37mi
2910 Willston Pl Apt 202 Falls Church, VA	2.0	1.0	718	$2,000	$2.79	6d	1	1.37mi
7368 Lee Hwy Unit 103 Falls Church, VA	2.0	1.0	914	$2,100	$2.30	45d	1	1.37mi
2825 Kalmia Lee Ct #301 Falls Church, VA	1.0	1.0	707	$2,000	$2.83	16d	1	1.40mi
2919 Willston Pl #101 Falls Church, VA	1.0	1.0	578	$1,700	$2.94	45d	1	1.40mi
2827 Kalmia Lee Ct Falls Church, VA	1.0	1.0	707	$1,900	$2.69	4d	1	1.40mi
2200 Greenwich St Falls Church, VA	2.0	1.0	780	$2,995	$3.84	45d	1	1.41mi
2839 Kalmia Lee Ct #301 Falls Church, VA	2.0	1.0	881	$2,200	$2.50	26d	1	1.42mi
6200 Wilson Blvd Falls Church, VA	3.0	1.0–2.0	912	$2,266	$2.48	0d	22	1.42mi
2916 Peyton Randolph Dr Falls Church, VA	1.0	1.0	578	$1,650	$2.85	45d	1	1.43mi

HOA detail condo

• Monthly dues: $662 · $7,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $265,000 Active 45 DOM
2. 2026-06-18
   days on market $265,000 Active 42 DOM
3. 2026-06-17
   days on market $265,000 Active 41 DOM
4. 2026-06-16
   days on market $265,000 Active 40 DOM
5. 2026-06-15
   days on market $265,000 Active 39 DOM
6. 2026-06-13
   days on market $265,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $265,000 Active 36 DOM
8. 2026-06-09
   days on market $285,000 Active 33 DOM
9. 2026-06-08
   days on market $285,000 Active 32 DOM
10. 2026-06-07
    days on market $285,000 Active 31 DOM
11. 2026-06-04
    days on market $285,000 Active 28 DOM
12. 2026-06-03
    days on market $285,000 Active 27 DOM
13. 2026-06-02
    days on market $285,000 Active 26 DOM
14. 2026-06-01
    days on market $285,000 Active 25 DOM
15. 2026-05-31
    days on market $285,000 Active 24 DOM
16. 2026-05-07
    listed $299,000 Active 919-char remark
17. 2014-02-27
    soldstatus $200,000
18. 2014-02-25
    historical 366-char remark

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

19. 2014-02-24
    soldstatus $200,000 Sold 366-char remark

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

20. 2014-02-24
    soldstatus $200,000

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

21. 2014-01-27
    status Contingent (No Kick Out) 366-char remark

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

22. 2014-01-27
    historical

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

23. 2014-01-18
    listed $200,000 Active 366-char remark

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

24. 2014-01-17
    listed $200,000

    Show marketing remark (366 chars)

    Updated, sun-filled condo in the heart of Falls Church City. Brand new wood flooring in LR/DR, spacious master bedroom with ample closet space, laundry on same floor, condo fee includes ALL utilities. Pet free bldg. Extra storage. No investors at this time. Steps to shops, restaurants, night life. and public transportation. Just a mile to West Falls Church metro.

25. 1985-08-08
    soldstatus $59,900
26. 1983-04-08
    soldstatus $2,725,000

ⓘ 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: $2,879 · $240/mo
• Projected year-2 tax: $2,879 · $240/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,631
• − Mortgage interest: −$14,844
• − Property taxes: −$2,879
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − HOA: −$7,944
• − Depreciation: −$7,709
• Taxable loss: −$9,811
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-3,061/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: Falls Church City Public School District
• NCES district ID: 5101290
• Math proficiency: 84% ▼ -6.00%
• Reading proficiency: 89% ▼ -2.00%
• Median HH income: $115,025
• Composite: 79.25/100
• National rank: #64
• State rank: #1 of 131 in VA

Livability — Falls Church

• Score: 87/100
• State rank: #9
• US rank: #254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falls Church, VA
• County: Falls Church City · 18,169 people
• City population: 122,581
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 18,169
• Household income: $168,882
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 607.0

Population outlook (Falls Church County) Hauer SSP2

• Today (2025): 17,217 people
• By 2030: 18,882 · +9.7%
• By 2040: 22,350 · +29.8%
• By 2050: 25,928 · +50.6%
• By 2075: 34,606 · +101.0%
• By 2100: 39,910 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 9% Other Indo-European 4% Arabic 2%

Political lean MEDSL · Falls Church

• 2024 margin: Solid D (+62.2) · D 80.3% · R 18.1% · Other 1.7%
• 2008→2024 swing: +21.9pp toward D · 2008: 40.4pp · 2024: 62.2pp
• All cycles: 2024: D+62.2 2020: D+64.1 2016: D+58.5 2012: D+39.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -811.68%
• Current HPI: 346.6258
• Rent YoY: ▼ -0.17%
• 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

-90.3% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $265,000 BRIGHT MLS
• 2026-05-21 Price Changed $285,000 BRIGHT MLS
• 2026-05-07 Listed $299,000 BRIGHT MLS
• 2014-02-27 Sold (Public Records) $200,000 Public Records
• 2014-02-25 Delisted — MRIS
• 2014-02-24 Sold (MLS) $200,000 BRIGHT MLS
• 2014-02-24 Sold (MLS) $200,000 MRIS
• 2014-01-27 Pending — MRIS
• 2014-01-27 Listing Removed — BRIGHT MLS
• 2014-01-18 Listed $200,000 MRIS
• 2014-01-17 Listed $200,000 BRIGHT MLS
• 1985-08-08 Sold (Public Records) $59,900 Public Records
• 1983-04-08 Sold (Public Records) $2,725,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,879 · -3.0% YoY. Source: county tax records.