1901 Ware Rd, Falls Church, VA 22043
Plat and Recent Survey on request
Pimmit Hills Development / New-Build Opportunity
Deal Snapshot
- Ask: $850,000
- Buy Now: $850,000
- New-Build ARV: $2M+
- Working New-Build ARV: ~$2.05M
- EMD: $20,000
- Closing: September 29th, 2026
- Title: First Class Title
- Lot: 10,235 sqft / approx. 0.235 acre
- Zoning: R-4 Residential
- Subdivision: Pimmit Hills
- County: Fairfax, VA
- HOA: None
- Existing Home: 2 bed / 1 bath
- Existing SQFT: 884 above grade
- Year Built: 1952
- Utilities: Public sewer, gas heat, central A/C
- Parking: Large on-site driveway
- Taxable Assessment: $708,270
- Annual Taxes: Approx. $8,170
Why This Deal Stands Out
- 10,235 sqft Pimmit Hills lot
- Builder-focused teardown/new-construction exit
- Recent comparable lot acquisitions support the $800K–$875K range
- New construction in Pimmit Hills is closing around $1.9M–$2.2M+
- Prior new-construction concepts were already marketed on this exact parcel
- Existing surveys, setback work, grading plans, drainage analysis, tree work and civil engineering package available
- R-4 lot comfortably exceeds the standard single-lot minimum
- No HOA
- Approximately 1 mile to West Falls Church Metro
- Strong access to Tysons, McLean, I-495 and I-66
The underwriting identifies the property specifically as a land/teardown play and brackets current lot value around $800K–$850K, with $825K as the working land value.
Development Position
The clean exit here is one substantially larger detached new construction home.
Fairfax County R-4 standards referenced in the underwriting show:
- Minimum lot area: approx. 8,400 sqft
- Average lot area: approx. 8,800 sqft
- Interior lot width: 70 ft
- Front setback: 30 ft
- Side setback: 10 ft
- Rear setback: 25 ft
- Maximum building height: 35 ft
At 10,235 sqft, the parcel exceeds the standard minimum lot-area requirement. This is not being marketed as a subdivision play; the development story is teardown plus one higher-end replacement residence.
Existing Survey / Site Work
The uploaded survey identifies Lot 325 in Pimmit Hills and shows the existing dwelling, driveway, deck, shed, utilities and lot configuration.
The separate setback survey also shows the prior building-restriction lines and existing site configuration, giving a builder a useful starting point for feasibility.
A broader 2018 engineering package is also available and includes:
- Existing and proposed grading
- Drainage mapping
- Stormwater calculations
- Tree inventory / preservation work
- Utility information
- Site-development details
- Civil engineering sheets
The civil package dates to 2018, so it should be treated as prior development work rather than current entitlement or permit approval.
Prior New-Build Concept on This Parcel
This exact address was previously marketed with a luxury Merion Homes new-build concept.
Previous proposed packages included roughly:
- 5 bedrooms / 4.5 baths
- Approx. 4,983–5,099 finished sqft
- Approx. 3,700–3,775 sqft above grade
- Finished lower level
- 2-car garage
The proposed pricing history ranged from approximately $1.9999M to $2.235M before those listings were removed. Those listings represent proposed house-and-land packages, not sales of the existing bungalow, but they reinforce that this parcel has already been evaluated for a substantial luxury replacement home.
New-Build ARV Support
Working New-Build ARV: $2.05M
Supported Range: $1.95M–$2.15M+
Recent Pimmit Hills new construction includes:
- 7703 Lunceford Ln — $2.199M
- 6 bed / 5.5 bath
- 5,767 sqft
- 0.23 acre
- Built 2025
- 1945 Leonard Rd — $2.165M
- 6 bed / 6.5 bath
- 6,364 sqft
- 0.23 acre
- Built 2025
- 1814 Peabody Dr — $1.935M
- 5 bed / 4.5 bath
- 5,291 sqft
- 0.24 acre
- 2033 Griffith Rd — $1.855M
- 6 bed / 5 bath
- 6,206 sqft
For a quality ~5,000–5,200 sqft finished product, the underwriting supports approximately $1.95M–$2.15M, with a working target around $2.05M. Larger, higher-spec builds have demonstrated $2.15M–$2.2M+ potential.
Existing Property / Carry Option
The existing structure is a functional:
- 2 bed / 1 bath bungalow
- 884 sqft
- Central A/C
- Natural gas heat
- Gas hot water
- Modern kitchen
- Washer/dryer
- Large fenced yard
- Large rear porch
- Storage shed
- Extensive driveway parking
Recent rental evidence shows approximately $2,890/month, providing potential carrying income while a builder works through development timing. Current lease and possession terms should be confirmed as part of the transaction.
Location
- Pimmit Hills
- Approximately 1 mile to West Falls Church Metro
- Quick access to Tysons
- Convenient to McLean
- Access to I-495
- Access to I-66
This location is a major part of why new construction on quarter-acre Pimmit Hills lots can support $2M+ retail exits.
Terms
- Ask / Buy Now: $850,000
- $20,000 EMD
- Closing September 29th, 2026
- First Class Title
- Existing surveys and prior engineering package available
- Property sold as-is
- Buyer to verify current zoning, setbacks, permits, utility requirements and applicability of prior plans
DISCLAIMER
- All properties are available for purchase using cash or hard money.
- Buyers are encouraged to conduct their own research and verify all details independently.
- Prices are presented as NET to the seller, with buyers covering all closing costs. Any estimates for property value or rental income are offered as general guidance and should not be taken as guarantees.
- Our properties tend to sell quickly, so if you’re interested, we recommend reaching out without delay.
- This offering represents an assignment of contract. We hold a legally binding agreement with the seller, giving us exclusive rights to market this opportunity. Please respect this agreement by refraining from contacting the seller directly.
- Any unauthorized communication or attempts to renegotiate terms with the seller may lead to legal consequences.
- Provided ARV and rent projections are for informational purposes only and not warranted.
- Buyers are solely responsible for verifying all property details through their due diligence.