Rent by floor plan, and why the quoted prices disagree
Six marketplace pages were checked between February and June 2026 for the same address. The table below isn’t a ranking. It’s a reconciliation of what each one is actually measuring.
| Source | Figure shown | Value | What it includes |
|---|---|---|---|
| Homes.com | “Available for rent at” | $1,761/mo | Not specified as total or base |
| Apartments.com | Current studio unit price | $1,805 (Studio-S02, 626 sq ft), labeled Total Monthly Price | Community-supplied required fees |
| ApartmentHomeLiving.com (CoStar-verified) | Total Monthly Price / Base Rent | $1,956 to $4,792 total / $1,913 to $4,749 base | Required fees included in the higher figure |
| CorporateHousing.com | Total Monthly Price | $1,774 to $3,132 | Labeled total; snapshot date not shown |
| ApartmentList.com | Base rent | $1,896 to $2,598 | Excludes required fees |
| ApartmentFinder.com | Base Rent only (explicit disclaimer) | From $1,653 | Excludes required fees |
The pattern is consistent enough to state plainly: figures in the $1,650 to $1,900 band are base rent, and figures above $1,950 are total monthly price including required fees. A renter comparing two listing sites without noticing which label each one uses will think the building got $150 to $300 cheaper or more expensive overnight when nothing actually changed.
Why do different sites show different rent for the same building? Because they’re not all quoting the same number. Some list base rent only, and both ApartmentList and ApartmentFinder say so directly on the page. Others list a total monthly price that folds in required fees. The CoStar-verified listing shows both side by side for the same floor plans: a $1,913 base becomes $1,956 total, a $43 gap that holds at every price point up to the two-bedroom range.
Floor plans span 601 to 1,417 square feet across the full unit mix, in a building built in 2007. The studio range alone covers two distinct plans: Studio-S01 at 601 square feet, priced $1,969 to $1,982 total monthly depending on move-in date, and Studio-S02 at 626 square feet, priced $1,805 to $1,956 depending on source. One-bedroom plans run from $2,059 (Plan A05, 645 sq ft) up to $2,307 (Plan A01, 648 sq ft); two-bedroom plans top out near $4,792.
Availability: the move-in special deadline keeps moving
The current promotion, “Kick Off Summer, half a month off,” carried three different expiration dates across pages fetched weeks apart in 2026: May 31 on one page, June 15 on another, June 30 on a third. That pattern reads less like a hard deadline and more like a rolling monthly incentive that gets re-dated every time a page refreshes. Confirm the live date with the leasing office rather than treating any single site’s cutoff as final.
What the total monthly price actually adds to base rent
The $43-a-month gap between base rent and total monthly price, confirmed across every floor plan on the CoStar-verified listing, is the only independently checkable fee figure available for this address. A full line-item breakdown, the kind that would normally list pest control, trash, or admin charges separately, isn’t published anywhere outside the marketplace pages excluded as evidence sources for this page, so it stays an open item rather than an estimate.
What is confirmed: pets are allowed, cats and dogs, 2 per unit maximum, 99-pound weight limit, for a $500 one-time fee plus $50 a month per pet, per the property’s marketplace listing data. One-time move-in costs, including any security deposit, are capped under Virginia law, covered below.
What’s actually included in the total monthly price? Required, non-optional fees the property adds to base rent, which the CoStar-verified figures show adding roughly $43 a month across the studio-to-two-bedroom range. It doesn’t include optional add-ons like reserved parking, or usage-based utilities, which are billed separately regardless of which price a listing site shows.
What renters actually report, 2024 to 2026
Two review platforms show different totals for the same building: 231 votes on one, averaging 4 of 5 stars with grounds upkeep rated 3 of 5 and described as “starting to look neglected,” and 405 on another. Neither platform explains the gap between them, which is one more reason not to treat either star average as a settled number on its own. Reading the text underneath both totals surfaces a consistent split.
| Theme | Sentiment | Approx. date |
|---|---|---|
| Move-in / leasing staff | Mostly positive, named staff praised repeatedly | 2025 to 2026 |
| Maintenance under new management | Mixed: some cite improved hallway carpet, painting, common-area cleaning; others cite slower response | 2025 to 2026 |
| Ventilation/habitability complaint, one unit | Negative, unresolved 4+ months, tenant cited Va. Code §55.1-1208 directly | 2025 |
| Security (car break-ins, no cameras cited) | Negative | 2025 to 2026 |
One 2025 review is worth reading on its own terms: a self-identified law student cited the Virginia Residential Landlord and Tenant Act by section number over a persistent dryer-vent odor, after four months of documented, unresolved reports, and stated an intent to escalate to the Better Business Bureau and the Virginia Office of Consumer Affairs if the issue continued. That’s a tenant applying the actual statute rather than describing a general habitability worry, which is unusual enough on a review platform to flag as a genuine signal.
Are two-year-old negative reviews still relevant here? Less so if they predate the management change. Multiple 2025 to 2026 reviews explicitly frame maintenance and communication as improved “under Grady,” which suggests older complaints tied to the prior manager carry less weight for a renter evaluating the building today than the 2025 to 2026 cluster does.
Management: two names for the same address
Two of the marketplace listings checked still describe the building as professionally managed by Bozzuto Management Company. A separate listing names the manager of record as Grady Management, Inc., with a distinct phone number. Reviews from 2025 and 2026, hosted on Bozzuto’s own site, repeatedly and specifically credit or blame “Grady management” for changes over roughly the prior two years. The most consistent read: Bozzuto’s marketing and review infrastructure is still live for this address while Grady now operates it day to day, worth checking directly with whichever office answers the phone, since the two names could otherwise look like two different companies claiming the same building. The building itself last changed hands April 4, 2017, selling for $70.1 million as a single 304,020-square-foot asset.
Location, commute, and the walk-score gap
| Metric | Source A | Source B | What it means |
|---|---|---|---|
| Walk Score | 74/100, “Very Walkable” (Walk Score, direct) | 60/100, “Moderately walkable” (Local Logic-branded, via listing aggregator) | 14-point gap on the same core question: can you run errands on foot |
| Transit | Not separately scored on this page | 60/100, “Good public transit” | Only one methodology publishes a transit-specific number here |
| Bikeability | Not separately scored | 50/100, “Fairly bikeable” | Same gap pattern |
| Noise (Soundscore, HowLoud) | Not applicable | 69/100, “Active” | A third, unrelated scoring system, not comparable to the walkability figures |
Two proprietary systems, Walk Score’s own algorithm and the Local Logic-branded figure syndicated through listing sites, disagree by 14 points on walkability for the identical address, and neither aggregator’s page acknowledges the other’s number exists.
Why do walkability scores differ across listing sites? Because walkability isn’t one standardized measurement. Walk Score and Local Logic run different proprietary models on different underlying map data, and listing sites typically show whichever vendor they’ve licensed rather than both.
Schools zoned to this address
One marketplace listing assigns John Adams Elementary, T.C. Williams High School’s Minnie Howard Campus, and Alexandria City High School to this address. GreatSchools rates John Adams Elementary below average, converting to 3 out of 10 on the organization’s 10-point scale, in the bottom half of Virginia elementary schools. A separate listing shows Abingdon Elementary (4 of 10) and Claremont Immersion (5 of 10) as nearby options rather than assigned ones, a distinction worth checking directly with Alexandria City Public Schools’ own boundary tool, since “nearby” and “zoned” get blended loosely across aggregator pages.
Amenities and unit features
- Fitness and pool – 24-hour fitness center; resort-style pool with sundeck.
- Work and package – business center and library, package lockers with refrigerated storage.
- Building access – controlled entry, concierge service, elevator.
- Pets – cats and dogs up to 99 lbs, 2 per unit maximum, $500 one-time fee plus $50 a month.
- Unit interiors – stainless appliances, hardwood flooring in most units, in-unit washer and dryer in most floor plans.
Renter rights and lease basics in Alexandria, VA
Virginia’s Residential Landlord and Tenant Act sets a floor that applies regardless of which management name is on the door. Under Va. Code §55.1-1220, the landlord must keep electrical, plumbing, HVAC, and elevator systems in good working order and supply heat and hot water; that duty can’t be waived in the lease. Under §55.1-1208, a security deposit combined with any damage-insurance premium can’t exceed two months’ periodic rent, and the lease can’t make a tenant sign away statutory remedies. If repairs go unaddressed after written notice, Virginia’s Tenant’s Assertion process lets a tenant file in General District Court and get an initial hearing within five calendar days, per the Commonwealth’s official tenant-rights summary, which also confirms a 10% cap on late fees statewide.
What can I do if repairs aren’t made here? Put the request in writing, keep a copy, and wait a reasonable period. If nothing happens, Virginia’s Tenant’s Assertion process lets you file in General District Court for a hearing within five calendar days, where a judge can order repairs, a rent reduction, or damages.
Who this building suits
A studio renter comparing only the “starting at” headline across sites, without checking whether it’s base rent or total price, is the person most likely to be misled by this listing set; budget from the higher, fee-inclusive number, not the lowest one you find. Someone weighing a review from 2023 or earlier should discount it against the more consistent 2025 to 2026 signal of a completed management transition. Anyone renting with school-age kids should verify zoning directly with Alexandria City Public Schools rather than trusting whichever nearby school a listing site happens to show.
A secondary, smaller audience, investors or agents pulling this address as one comp, gets the least from this page specifically, since none of the reconciliation work above addresses acquisition economics beyond the one public sale figure already noted.
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