Arlington’s Zillow ZHVI typical home value is $314,440, while ZORI typical observed market rent is $1,546 monthly. The implied gross yield is 5.9% before operating costs, financing, vacancy and capital expense. ZHVI equals 4.18x ACS median household income, and annual ZORI equals 24.7% of that income. These citywide benchmarks frame affordability and screening, not a property’s achievable rent or return.
ACS describes surveyed occupied housing, not Zillow’s market series: Arlington’s median owner-reported home value is $304,700 and median gross rent is $1,470, including contract rent plus selected utilities. The city has 153,137 housing units, of which 142,455 are occupied; renters hold 45.7% of occupied units. The ACS medians differ in concept and period from ZHVI and ZORI and should not be averaged. Tenure describes stock exposure, not a specific home’s economics.
Among Arlington renter households, 59.6% meet the supplied rent-burden threshold. Single-family homes are 66.1% of all units and large multifamily buildings are 9.1%, a mix that does not identify purchasable inventory. The citywide vacancy rate is 7.0%; 60.9% of vacant units are listed for rent, an ACS vacancy-reason share rather than a leasing-speed measure. Population changed 0.6% between overlapping ACS vintages; this is not annualized and may reflect boundary changes. Median household income is $75,171, while poverty is 12.9% and unemployment is 5.7%. These describe demand constraints, not causes of rent performance.
In Tarrant County, the median listing exposure was 47 days and 25.8% of active listings had price cuts, useful negotiation context that does not measure Arlington alone. Tarrant County’s property-tax rate was 1.647%, an expense input that still requires a parcel-specific bill. In the broader Dallas metro, jobs grew 0.8% over the supplied period, while permits totaled 68,016 in the supplied year-to-date period; these indicate regional employment and supply context, not city outcomes. The national Freddie Mac 30-year mortgage rate was 6.58%, a financing benchmark rather than a local borrowing quote.
The main limitation is the jump from citywide and wider-area aggregates to a subject asset: none captures address-level condition, legal use, taxes, insurance, hazard exposure, dues, utilities, management, turnover, repairs or financing. Before underwriting, verify comparable leases and a rent roll, inspection and capital plan, title and zoning, parcel tax treatment, insurance and hazard quotes, utility responsibility, vacancy and collection history, and loan terms. Recalculate net operating income, debt coverage and cash flow under explicit occupancy, maintenance and exit assumptions.