1122 Millview Dr #604 · Arlington, TX 76012

$115,000

2 bd · 2.0 ba · 946 sqft · Townhouse public records · 115 Days on market

Built 1984 741 sqft lot $122/sqft · 19% below area Est $142k · 19% under $291/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +7.9/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your ideal home or investment! This 2-bedroom, 2-bath condo is in a prime location, offering convenience and comfort. Inside, you'll find stylish vinyl flooring and plenty of natural light. The spacious master bedroom features a large closet, while the second bedroom is perfect for guests or a home office. The living room is great for relaxing or entertaining, and the balcony adds to the charm. Close to shopping, dining, and public transport, this condo is a fantastic find at an affordable price. Schedule a showing today and make it yours!

Key facts

• Large closet
• Balcony
• Natural light

Tags

• STYLISH VINYL FLOORING
• NATURAL LIGHT
• LARGE CLOSET
• BALCONY
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (0.3% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 115 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% 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 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 6.5

CMA / ARV

• ARV (median comp): $141,702
• List price: $115,000
• Delta: -18.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Alder Dr #1403	0.06mi	2/2.0	946 (0%)	4mo	$125,000	$132	93
1122 Millview Dr #503	0.03mi	2/2.0	946 (0%)	8mo	$115,000	$122	92
1122 Millview Dr #1404	0.06mi	2/2.0	950 (+0%)	11mo	$125,000	$132	87
1122 Millview Dr #1804	0.08mi	2/2.0	946 (0%)	11mo	$125,000	$132	87
1122 Millview Dr #504	0.03mi	2/2.0	946 (0%)	16mo	$148,000	$156	85
1122 Millview Dr #302	0.04mi	2/2.0	1,000 (+6%)	9mo	$150,000	$150	81
1122 Millview Dr #401	0.02mi	2/2.0	1,000 (+6%)	20mo	$150,000	$150	73
1122 Millview Dr #1606	0.10mi	2/2.0	1,000 (+6%)	22mo	$150,000	$150	68
1608 Pecan Chase Cir #24	0.22mi	2/1.0	818 (-14%)	16mo	$125,000	$153	50

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-17,054
• Equity at exit: $17,147

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-7,850
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$603
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$48
• HOA: −$291
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-2

Break-even live

Break-even rent $1,481

Max offer price $114,602

Occupancy floor 95%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Park Vista Dr Unit 506 Arlington, TX	2.0	2.0	1000	$1,525	$1.52	24d	1	0.05mi
1708 Park Vista Dr Unit 3104 Arlington, TX	2.0	2.0	1000	$1,525	$1.52	24d	1	0.09mi
1122 Millview Dr #3104 Arlington, TX	2.0	2.0	1000	$1,525	$1.52	24d	1	0.10mi
1736 W Randol Mill Rd Arlington, TX	2.0	1.0–2.0	629	$1,825	$2.90	14d	1	0.10mi
1204 Alder Dr Unit 1502 Arlington, TX	2.0	2.0	1000	$1,525	$1.52	43d	1	0.11mi
1705 Park Vista Dr Unit 2901 Arlington, TX	2.0	2.0	1000	$1,525	$1.52	24d	1	0.12mi
1122 Millview Dr #2401 Arlington, TX	2.0	2.0	1000	$1,485	$1.49	10d	1	0.13mi
1208 Park Vista Dr Unit 2401 Arlington, TX	2.0	2.0	1000	$1,485	$1.49	18d	1	0.13mi
1614 Pecan Chase Cir #59 Arlington, TX	2.0	1.0	851	$1,350	$1.59	5d	1	0.20mi
1608 Pecan Chase Cir Arlington, TX	1.0	1.0	627	$1,995	$3.18	43d	1	0.22mi
1608 Pecan Chase Cir Arlington, TX	1.0–2.0	1.0	751	$1,795	$2.39	12d	2	0.22mi
1726 W Sanford St Apt D Arlington, TX	2.0	1.5	1108	$1,275	$1.15	43d	1	0.59mi
1726 W Sanford St Apt D Arlington, TX	2.0	1.5	1108	$1,275	$1.15	20d	1	0.59mi
1724 W Sanford St Unit D Arlington, TX	1.0	1.0	620	$1,150	$1.85	2d	1	0.60mi
1913 Nolen Ct Apt A Arlington, TX	2.0	1.5	1050	$1,295	$1.23	24d	1	0.65mi
1705 Fitzgerald Ct Arlington, TX	2.0	1.0	900	$1,150	$1.28	7d	1	0.68mi
2637 W Randol Mill Rd Unit 2643-B Arlington, TX	2.0	1.0	968	$1,150	$1.19	43d	1	0.70mi
607 McQueary St Arlington, TX	2.0	1.0	900	$1,250	$1.39	43d	1	0.71mi
605 McQueary St Arlington, TX	2.0	1.0	900	$1,250	$1.39	43d	1	0.71mi
1707 Tina Marie Rd Unit A Arlington, TX	3.0	2.0	1097	$1,900	$1.73	43d	1	0.75mi
2001 Wesley Dr Apt A Arlington, TX	1.0	1.0	674	$995	$1.48	43d	1	0.76mi
511 Oakwood Ln Arlington, TX	2.0	2.0	800	$1,400	$1.75	43d	1	0.81mi
2005 Minnie Dr Unit 1A Arlington, TX	2.0	1.0	943	$1,525	$1.62	4d	1	0.82mi
2009 Minnie Dr Arlington, TX	2.0	1.0	1023	$1,450	$1.42	2d	1	0.82mi
2208 Viewtop Ln Unit A Arlington, TX	2.0	1.5	1010	$1,400	$1.39	43d	1	0.85mi
1728 Crest Point Dr Arlington, TX	1.0	1.0	641	$1,100	$1.72	43d	1	0.85mi
2017 Oakwood Ct Unit 2017 Arlington, TX	3.0	1.5	1100	$1,800	$1.64	43d	1	0.88mi
1741 Crest Grove Dr Arlington, TX	2.0	1.0	696	$1,050	$1.51	43d	1	0.88mi
2040 Minnie Dr Arlington, TX	2.0	1.5	1076	$1,485	$1.38	24d	1	0.88mi
1506 Clover Hill Rd Arlington, TX	2.0	2.0	913	$1,173	$1.28	43d	1	1.06mi
505 N Bowen Rd Arlington, TX	1.0–2.0	1.0	610	$1,085	$1.78	1d	11	1.09mi
1727 Westview Ter Arlington, TX	1.0–2.0	1.5	859	$1,772	$2.06	2d	10	1.15mi
1731 Westview Ter Arlington, TX	1.0	1.0	692	$1,060	$1.53	43d	1	1.15mi
901 Greenway Glen Dr Arlington, TX	1.0	1.0	656	$1,158	$1.77	15d	1	1.20mi
901 Greenway Glen Dr Arlington, TX	1.0	1.0	656	$1,175	$1.79	12d	1	1.20mi
901 Greenway Glen Dr Arlington, TX	1.0–2.0	1.0–2.0	818	$1,524	$1.86	3d	27	1.20mi
901 Greenway Glen Dr Arlington, TX	2.0	2.0	981	$1,473	$1.50	22d	1	1.20mi
901 Greenway Glen Dr Arlington, TX	2.0	2.0	981	$1,390	$1.42	18d	1	1.20mi
1524 Chukka Dr Arlington, TX	1.0	1.0	656	$1,020	$1.55	43d	1	1.21mi
9001 Randol Mill Rd Unit 9058 Fort Worth, TX	2.0	2.0	917	$1,250	$1.36	43d	1	1.25mi

HOA detail

• Monthly dues: $291 · $3,492/yr

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 115 DOM
2. 2026-06-17
   price $115,000 Active 114 DOM
3. 2026-06-17
   days on market $130,000 Active 114 DOM
4. 2026-06-16
   days on market $130,000 Active 113 DOM
5. 2026-06-15
   days on market $130,000 Active 112 DOM
6. 2026-06-13
   days on market $130,000 Active 110 DOM
7. 2026-06-09
   days on market $130,000 Active 106 DOM
8. 2026-06-08
   days on market $130,000 Active 105 DOM
9. 2026-06-07
   days on market $130,000 Active 104 DOM
10. 2026-06-04
    days on market $130,000 Active 101 DOM
11. 2026-06-03
    days on market $130,000 Active 100 DOM
12. 2026-06-02
    days on market $130,000 Active 99 DOM
13. 2026-06-01
    days on market $130,000 Active 98 DOM
14. 2026-05-31
    days on market $130,000 Active 97 DOM
15. 2026-02-23
    listed $130,000 Active 556-char remark

    Show marketing remark (556 chars)

    Welcome to your ideal home or investment! This 2-bedroom, 2-bath condo is in a prime location, offering convenience and comfort. Inside, you'll find stylish vinyl flooring and plenty of natural light. The spacious master bedroom features a large closet, while the second bedroom is perfect for guests or a home office. The living room is great for relaxing or entertaining, and the balcony adds to the charm. Close to shopping, dining, and public transport, this condo is a fantastic find at an affordable price. Schedule a showing today and make it yours!

ⓘ 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: $2,733 · $228/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,734
• − Mortgage interest: −$6,442
• − Property taxes: −$2,733
• − Insurance: −$575
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − HOA: −$3,492
• − Depreciation: −$3,345
• Taxable loss: −$1,691
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $379/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

1 event — show timeline

• 2026-02-23 Listed $130,000 NTREIS

Property tax history

-1.4%/yr

Latest (2025): $2,733 · -12.4% YoY. Source: county tax records.