At the city level, Irving’s Zillow ZHVI is $346,142 and its ZORI is $1,592 a month. Annualizing that observed market rent against the typical home value gives a 5.5% gross yield before taxes, insurance, repairs, vacancy, management and financing. ZHVI fell 1.3% year over year while ZORI rose 0.3%. The 4.23x price-to-income multiple and 23.3% ratio of annual ZORI to ACS median household income make purchase pricing and broad rent affordability central to underwriting.
Citywide ACS data describe 102,512 housing units; 61.9% of occupied units are renter-occupied, and the median year built is 1986. The surveyed median owner-reported home value is $315,600, while median gross rent is $1,619 and includes contract rent plus selected utilities. Those ACS occupied-housing measures differ in concept and period from Zillow’s typical home value and observed market rent, so they should not be averaged or treated as a direct pricing discrepancy.
Direct city evidence also shows 44.6% of renter households meet the ACS rent-burden threshold. Single-family units are 42.7% of all units, and units in large multifamily structures are 23.5%, indicating mixed stock without identifying purchasable inventory. The citywide vacancy rate is 7.5%, and 66.7% of vacant units are categorized as for rent; neither measure proves a specific unit will lease quickly. Population increased 7.0% between overlapping ACS vintages, not at an annual rate and potentially affected by boundary changes. Median household income is $81,830; poverty is 11.0% and unemployment is 4.5%, descriptive constraints rather than causes of rental performance.
In Dallas County, 25.8% of Realtor active listings had price reductions, useful context for seller flexibility but not a city transaction measure. The broader Dallas metro recorded 0.8% year-over-year job growth and 68,016 residential permits year to date, providing demand and supply context with different denominators from city housing data. At the national level, the Freddie Mac 30-year mortgage rate was 6.58%, a financing benchmark rather than Irving-specific borrowing terms.
The principal limitation is that all returns shown are citywide gross indicators: they do not establish a property’s achievable rent, operating margin, condition, legal use or financing. Before any decision, verify recent like-for-like sale and lease comparables, current concessions, property taxes, insurance and hazard coverage, utility responsibility, association charges, management terms and local leasing requirements. Obtain an inspection and a repair-and-capital schedule, then stress-test vacancy, turnover and financing with actual quotes rather than city, county, metro or national averages.