518 Jordan Ln · Arlington, TX 76012

$309,900

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 91 Days on market

Built 1983 6,186 sqft lot $176/sqft · at area comps Est $308k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.6/30.0
• ARV discount +7.2/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Investment Opportunity:100% occupied duplex, located 10 minutes from UTA Campus and the entertainment center of central Arlington. With access to main thoroughfares for easy commuting, the property provides tenants with convenient access to major attractions while delivering steady rental income for investors. Both units have been thoughtfully updated and feature: Open concept design combining living, dining, and kitchen areas for modern functionality. Recent renovations including laminate flooring, Fresh paint creating a clean move-in ready appearance and updated fixtures providing contemporary appeal. Sizable bedrooms offer comfortable living spaces and a large bathroom in each unit with tub-shower combination. Privately fenced backyards provide outdoor space and privacy for tenants. Unit B has a large outdoor storage unit for tenant use. This turnkey investment property offers immediate cash flow with reliable tenants already in place. With tenants responsible for all utilities, operating expenses are kept to a minimum, maximizing rental income.

Key facts

• Recent renovations
• Open concept design
• Occupied duplex

Tags

• OCCUPIED DUPLEX
• OPEN CONCEPT DESIGN
• RECENT RENOVATIONS
• PRIVATELY FENCED BACKYARDS
• LARGE OUTDOOR STORAGE UNIT
• TURNKEY INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $-41 ($-497/yr) — negative. Per door: $-21/mo.
• To cash-flow at today's rent, offer at most $303k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (10.9% below list).
• Recommended offer: $276k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Arlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+4.0%/yr); 144 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 38% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,200 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $307,770
• List price: $309,900
• Delta: 0.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Oakwood Ln	0.04mi	4/2.0	1,764 (+0%)	16mo	$209,000	$118	85
523 Oakwood Ln	0.02mi	4/2.0	1,728 (-2%)	16mo	$209,000	$121	83
1801 Georgia St	0.30mi	4/2.0	1,800 (+2%)	0mo	$280,000	$156	82
1819 Georgia St	0.26mi	4/2.0	1,800 (+2%)	12mo	$270,000	$150	74
1801 Cousins Ct	0.24mi	4/2.0	1,824 (+4%)	20mo	$395,000	$217	66
1701 Justin Lyn St	0.39mi	4/2.0	1,546 (-12%)	1mo	$265,000	$171	60
2025 Oakwood Ct	0.16mi	4/2.0	1,960 (+11%)	17mo	$350,000	$179	59
2205 Viewtop Ln	0.27mi	5/3.0 (+1)	1,992 (+13%)	3mo	$320,000	$161	54
505 Claire Ct	0.72mi	4/2.0	1,870 (+6%)	12mo	$380,000	$203	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-50,013
• Equity at exit: $46,207

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-35,062
• Equity at exit: $26,794

Cash invested: $86,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76012

• Rents YoY: 4.0%
• Active inventory: 144
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$469 /mo · $5,629/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-41

Break-even live

Break-even rent $2,814

Max offer price $302,584

Occupancy floor 96%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,762
Total (2 units)			$2,762

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 Mimosa Dr Arlington, TX	3.0	2.0	1286	$1,595	$1.24	43d	1	0.27mi
616 Placid Cir Arlington, TX	3.0	2.0	1681	$2,800	$1.67	24d	1	0.36mi
603 Pine Meadow Ct Arlington, TX	3.0	2.0	1996	$2,350	$1.18	24d	1	0.44mi
2326 Kingsway Dr Arlington, TX	3.0	2.5	1586	$1,900	$1.20	43d	1	0.48mi
719 Matthews Ct Arlington, TX	3.0	2.0	1490	$2,200	$1.48	2d	1	0.48mi
424 Westview Ter Arlington, TX	3.0	2.5	1728	$2,150	$1.24	12d	1	0.50mi
426 Westview Ter Arlington, TX	3.0	2.5	1872	$2,100	$1.12	3d	1	0.50mi
502 Bellevue Ln Arlington, TX	3.0	2.5	1764	$2,000	$1.13	20d	1	0.52mi
2409 Springmont Ct Arlington, TX	3.0	1.0	1916	$1,875	$0.98	43d	1	0.53mi
2409 Springmont Ct Unit 2409 Arlington, TX	3.0	2.0	1916	$1,800	$0.94	43d	1	0.53mi
376 Westview Ter Arlington, TX	3.0	2.5	1518	$2,000	$1.32	43d	1	0.58mi
1612 Cindy Ct Arlington, TX	3.0	2.0	1726	$2,420	$1.40	7d	1	0.58mi
637 N Bowen Rd Arlington, TX	3.0	2.0	1825	$2,800	$1.53	43d	1	0.65mi
1703 Pecan Park Dr Arlington, TX	3.0	2.0	1366	$1,950	$1.43	14d	1	0.65mi
1703 Pecan Park Dr Arlington, TX	3.0	2.0	1366	$1,950	$1.43	17d	1	0.65mi
1504 Terrace St Arlington, TX	3.0	2.0	2250	$1,975	$0.88	20d	1	0.74mi
1504 Terrace St Arlington, TX	3.0	2.0	2250	$1,881	$0.84	7d	1	0.74mi
705 White Oak Ln Arlington, TX	3.0	2.0	1821	$1,995	$1.10	43d	1	0.77mi
538 E Norwood Cir Arlington, TX	3.0	2.5	1302	$1,795	$1.38	43d	1	0.78mi
514 Norwood Cir E Arlington, TX	3.0	2.0	1302	$1,850	$1.42	17d	1	0.81mi
514 Norwood Cir E Arlington, TX	3.0	2.0	1302	$1,850	$1.42	5d	1	0.81mi
514 Norwood Cir W Arlington, TX	3.0	2.5	2604	$1,850	$0.71	24d	1	0.81mi
2319 St Gregory St Arlington, TX	3.0	2.5	1470	$1,745	$1.19	12d	1	0.89mi
2414 S Graham Dr Arlington, TX	3.0	2.5	1906	$2,150	$1.13	7d	1	1.00mi
1121 Uta Blvd Arlington, TX	2.0–4.0	2.0–4.0	1185	$980	$0.83	1d	85	1.02mi
1509 University Dr Arlington, TX	4.0	2.0	2155	$2,700	$1.25	43d	1	1.06mi
2806 Buffalo Dr Arlington, TX	3.0	2.0	1852	$2,150	$1.16	43d	1	1.14mi
907 S Bowen Rd Arlington, TX	3.0	2.0	1404	$2,050	$1.46	43d	1	1.16mi
129 Garden Ct E Arlington, TX	3.0	2.5	1558	$2,500	$1.60	14d	1	1.39mi
3002 Friendswood Dr Arlington, TX	4.0	3.0	1900	$2,295	$1.21	24d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   price $309,900 Active 91 DOM
2. 2026-06-18
   days on market $319,000 Active 91 DOM
3. 2026-06-17
   days on market $319,000 Active 90 DOM
4. 2026-06-01
   days on market $319,000 Active 89 DOM
5. 2026-05-31
   days on market $319,000 Active 88 DOM
6. 2026-03-31
   price $319,000 1078-char remark

   Show marketing remark (1078 chars)

   Prime Investment Opportunity:100% occupied duplex, located 10 minutes from UTA Campus and the entertainment center of central Arlington. With access to main thoroughfares for easy commuting, the property provides tenants with convenient access to major attractions while delivering steady rental income for investors. Both units have been thoughtfully updated and feature: Open concept design combining living, dining, and kitchen areas for modern functionality. Recent renovations including laminate flooring, Fresh paint creating a clean move-in ready appearance and updated fixtures providing contemporary appeal. Sizable bedrooms offer comfortable living spaces and a large bathroom in each unit with tub-shower combination. Privately fenced backyards provide outdoor space and privacy for tenants. Unit B has a large outdoor storage unit for tenant use. This turnkey investment property offers immediate cash flow with reliable tenants already in place. With tenants responsible for all utilities, operating expenses are kept to a minimum, maximizing rental income.

7. 2026-03-04
   listed $329,900 Active 1078-char remark

   Show marketing remark (1078 chars)

   Prime Investment Opportunity:100% occupied duplex, located 10 minutes from UTA Campus and the entertainment center of central Arlington. With access to main thoroughfares for easy commuting, the property provides tenants with convenient access to major attractions while delivering steady rental income for investors. Both units have been thoughtfully updated and feature: Open concept design combining living, dining, and kitchen areas for modern functionality. Recent renovations including laminate flooring, Fresh paint creating a clean move-in ready appearance and updated fixtures providing contemporary appeal. Sizable bedrooms offer comfortable living spaces and a large bathroom in each unit with tub-shower combination. Privately fenced backyards provide outdoor space and privacy for tenants. Unit B has a large outdoor storage unit for tenant use. This turnkey investment property offers immediate cash flow with reliable tenants already in place. With tenants responsible for all utilities, operating expenses are kept to a minimum, maximizing rental income.

8. 2026-01-05
   historical
9. 2025-09-18
   listed $329,900 Active
10. 2023-08-14
    soldstatus
11. 2023-08-11
    soldstatus Closed
12. 2023-07-31
    status Pending
13. 2023-07-25
    historical Active Option Contract
14. 2023-07-20
    listed $249,000 Active
15. 1988-02-06
    soldstatus
16. 1983-10-25
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,629 · $469/mo
• Projected year-2 tax: $5,671 · $473/mo
• Expected delta: +$42/yr (+$3/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,144
• − Mortgage interest: −$17,359
• − Property taxes: −$5,629
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$9,015
• Taxable loss: −$5,712
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $874/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,991
• Household income: $88,141
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1121.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Hispanic / Latino 34% Two or more races 20% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 25% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 27% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -281.05%
• Current HPI: 259.0255
• Rent YoY: ▲ 3.98%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+28.1% since first listed

11 events — show timeline

• 2026-03-31 Price Changed $319,000 NTREIS
• 2026-03-04 Listed $329,900 NTREIS
• 2026-01-05 Listing Removed — NTREIS
• 2025-09-18 Listed $329,900 NTREIS
• 2023-08-14 Sold (Public Records) — Public Records
• 2023-08-11 Sold (MLS) — NTREIS
• 2023-07-31 Pending — NTREIS
• 2023-07-25 Contingent — NTREIS
• 2023-07-20 Listed $249,000 NTREIS
• 1988-02-06 Sold (Public Records) — Public Records
• 1983-10-25 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,629 · +0.0% YoY. Source: county tax records.