COMMISSIONER'S SALE – NOTICE
OF DEFAULT AND FORECLOSURE SALE
2134 S Oakland Street, Arlington, Virginia 22204
NOTICE OF DEFAULT AND FORECLOSURE SALE, made this Fifth day of May, 2026, by Richard A. Lash, Foreclosure Commissioner:
WHEREAS, on June 11, 2007, a certain Deed of Trust was executed by Thelma A. Russell as grantor in favor of Mercantile Mortgage, LLC as beneficiary and Samuel I. White, P.C. as trustee, and was recorded on June 18, 2007, as Instrument No. 2007169104 in the Land Records of Arlington County, VA; and
WHEREAS, the Deed of Trust was insured by the United States Secretary of Housing and Urban Development (the "Secretary" or "HUD") pursuant to the National Housing Act for the purpose of providing single family housing; and
WHEREAS, the beneficial interest in the Deed of Trust is now owned by the Secretary, pursuant to an assignment dated May 1, 2013, and recorded on May 17, 2013 as Instrument No. 2013137006 in the office of the Land Records of Arlington County, VA; and
WHEREAS, a default has been made in the covenants and conditions of the Deed of Trust due to violation of 9(a)(i): A borrower dies and the property is not the principal residence of at least one surviving borrower; and
WHEREAS, the entire amount delinquent as of April 23, 2026 is $554,438.44; and
WHEREAS, by virtue of this default, the Secretary has declared the entire amount of the indebtedness secured by the Deed of Trust to be immediately due and payable;
NOW THEREFORE, pursuant to powers vested in me by the Single Family Mortgage Foreclosure Act of 1994, 12 U.S.C. 3751 et seq., by 24 CFR part 27, subpart B, and by the Secretary's designation of Buonassissi, Henning & Lash, P.C. as Foreclosure Commissioner, recorded on November 12, 20245 in Instrument No. 20240100013006, notice is hereby given that on June 11, 2026 at 2:30 PM local time, all real and personal property at or used in connection with the following described premises ("Property") will be sold at public auction to the highest bidder:
Commonly known as:
That certain parcel of land with improvements thereon and appurtenances thereto belonging located in the County of Arlington, Virginia, and more particularly described as follows:
Sub Lot 2-D of Block 4, of WEST NAUCK SUBDIVISION, as indicated on a plat of said subdivision recorded in Deed Book 123, at Page 349, of the land records of said County, being more particularly described as follows:
Beginning at a point in the westerly line of South Oakland Street (formerly Fort Street), N. 18 deg. 25' West 184 feet. from a point in the intersection of the northerly line of 22nd Street, South (formerly Nauck Avenue) and the westerly line of South Oakland Street; thence from said point of beginning S. 70 deg. 41' 30" West 110.24 feet to a point in the westerly Line of lot No. 2, Block 4, as shown on the plat of WEST NAUCK SUBDIVISION recorded in Deed Book 123 at Page 349, of the said land records; thence in a northerly direction along the westerly line of said subdivision 34.73 feet to a point; thence along the northerly line of said subdivision N. 72 deg. 08' 30" East 110.95 feet to a point in the westerly line of South Oakland Street; thence with the westerly line of South Oakland Street S. 18 deg. 25' East 31.68 feet to the point of beginning.
It being the same property conveyed to Dennis B. Russell and Thelma A. Russell, his wife, as tenants by the entirety by Deed from Dennis B. Russell, surviving tenants by the entirety dated December 2, 1974, recorded December 4, 1974 in the Clerk's Office of the Circuit Court of Arlington County, Virginia, in Deed Book 1874, Page 483.
WHEREAS the said Dennis B. Russell departed this life on or about May 15, 1995 leaving Thelma A. Russell surviving tenant by the entirety of Dennis B. Russell.
WHEREAS the said Thelma A. Russell departed this life on or about February 7, 2022.
The sale will be held immediately in front of the entrance doors to the Circuit Court, Arlington County Justice Center, 1425 North Courthouse Road, Arlington, Virginia.
The Secretary of Housing and Urban Development will bid $559,233.91.
There will be no proration of taxes, rents or other income or liabilities, except that the purchaser will pay, at or before closing, his prorata share of any real estate taxes that have been paid by the Secretary to the date of the foreclosure sale.
When making their bids, all bidders except the Secretary must submit a deposit 10% of the successful bid in the form of a certified check or cashier's check made out to the United States Secretary of Housing and Urban Development. A deposit need not accompany each oral bid. If the successful bid is oral, a deposit of 10% of the successful bid must be presented before the bidding is closed. The deposit is nonrefundable. The remainder of the purchase price must be delivered within 30 days of the sale or at such other time as the Secretary may determine for good cause shown, time being of the essence. This amount, like the bid deposits, must be delivered in the form of a certified or cashier's check. If the Secretary is the highest bidder, he need not pay the bid amount in cash. The successful bidder will pay all conveying fees, all real estate and other taxes that are due on or after the delivery date of the remainder of the payment and all other costs associated with the transfer of title. At the conclusion of the sale, the deposits of the unsuccessful bidders will be returned to them.
The Secretary may grant an extension of time within which to deliver the remainder of the payment. All extensions will be for 15-day increments for a fee of $500.00, paid in advance. The extension fee shall be in the form of a certified or cashier's check made payable to the Secretary of HUD. If the high bidder closes the sale prior to the expiration of any extension period, the unused portion of the extension fee shall be applied toward the amount due.
If the high bidder is unable to close the sale within the required period, or within any extensions of time granted by the Secretary, the high bidder may be required to forfeit the cash deposit or, at the election of the foreclosure commissioner after consultation with the HUD representative, will be liable to HUD for any costs incurred as a result of such failure. The Commissioner may, at the direction of the HUD representative, offer the property to the second highest bidder for an amount equal to the highest price offered by that bidder.
There is no right of redemption, or right of possession based upon a right of redemption, in the mortgagor or others subsequent to a foreclosure completed pursuant to the Act. Therefore, the Foreclosure Commissioner will issue a Deed to the purchaser(s) upon receipt of the entire purchase price in accordance with the terms of the sale as provided herein. HUD does not guarantee that the property will be vacant.
The scheduled foreclosure sale shall be cancelled or adjourned if it is established, by documented written application of the mortgagor to the Foreclosure Commissioner not less than 3 days before the date of sale, or otherwise, that the default or defaults upon which the foreclosure is based did not exist at the time of service of this notice of default and foreclosure sale, or all amounts due under the mortgage agreement are tendered to the Foreclosure Commissioner, in the form of a certified or cashier's check payable to the Secretary of HUD, before public auction of the property is completed.
The amount that must be paid if the mortgage is to be reinstated prior to the scheduled sale is $554,438.44 as of April 23, 2026, plus all other amounts that would be due under the mortgage agreement if payments under the mortgage had not been accelerated, advertising costs and postage expenses incurred in giving notice, mileage by the most reasonable road distance for posting notices and for the Foreclosure Commissioner's attendance at the sale, reasonable and customary costs incurred for title and lien record searches, the necessary out-of-pocket costs incurred by the Foreclosure Commissioner for recording documents, a commission for the Foreclosure Commissioner, and all other costs incurred in connection with the foreclosure prior to reinstatement.
Tender of payment by certified or cashier's check or application for cancellation of the foreclosure sale shall be submitted to the address of the Foreclosure Commissioner provided below.
Date: May 5, 2026
BUONASSISSI, HENNING & LASH, P.C.
Foreclosure Commissioner
By: Richard A. Lash, Esq.
12355 Sunrise Valley Drive, Suite 650
Reston, VA 20191
TEL: 703-796-1341 Ext.144
FAX: 1 (888) 252-7739
May 19,26,Jun 2, 2026 W00000000