Is Arlington County, VA good for real estate investing?

Arlington County has an investment score of 35/100, rated as "Avoid". The county ranks #769 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Arlington?

The rent-to-price ratio in Arlington County is 3.97% annually, which ranks in the 6th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Arlington?

The median home price in Arlington County is $823,567. This ranks #985 in affordability among all US counties.

Can you cash flow on rental properties in Arlington?

Based on median values with 20% down at current rates, a typical rental in Arlington County would generate negative cash flow of $2,548/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Arlington County

VirginiaPopulation: 235,845

/100

Avoid

#769 of 1,000 counties

#121 in Virginia (133 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$823,567

Median Home Price

259% above national median

$2,722/mo

Median Rent

88% above national median

3.97%

Rent-to-Price Ratio

Top 94% nationally

-$2,548

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,722/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$617,675	-$1,469/mo	3.4%	-12.4%
Median typical MLS deal	$823,567	-$2,548/mo	2.6%	-16.1%
125% of median newer / premium	$1,029,459	-$3,627/mo	2.1%	-18.4%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$823,567

Down Payment (20%)$164,713

Loan Amount$658,854

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,722

Monthly P&I-$4,317

Est. Expenses (35%)-$953

Net Cash Flow-$2,548/mo

2.6%

Cap Rate (all cash)

-16.1%

Cash-on-Cash Return

3.97%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

35/100

Cash Flow(30%)

29/100

Based on 3.97% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

48/100

Based on -0.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

6/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (3.97%)
-Declining home values (-0.4% YoY)
-Negative cash flow at typical financing (-$2,548/mo)
-Negative leverage (cap rate 2.6% < mortgage rate 6.9%)

Economic Indicators

Population

235,845

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
RappahannockVA	50	$553,653	Est. pending	—	Hold	View
BuchananVA	47	$74,741	Est. pending	—	Hold	View
BrunswickVA	47	$130,410	Est. pending	—	Hold	View
Fairfax CityVA	46	$755,224	$2,447	3.89%	Hold	View
Emporia CityVA	44	$140,161	Est. pending	—	Avoid	View
CurrentArlingtonVA	35	$823,567	$2,722	3.97%	Avoid

The Bottom Line

AvoidArlington may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Arlington County in Virginia scores 35/100, ranking #769 of 1,000 US counties (top 98%). At 20% down and current rates, a median-priced rental loses about $2548/month; the 3.97% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-2,548/mo

Cap Rate

2.6%

Cash-on-Cash

-16.1%

Related markets

Markets like Arlington with stronger cash flow

Fairfax City for cash-flow rentals

Cheaper alternatives to Arlington

Head-to-head comparisons

All counties in Virginia →

Rent vs buy in Virginia cities

Rent vs buy in Virginia Beach, VAMedian $411,608 · rent $1,999/mo Rent vs buy in Norfolk, VAMedian $301,780 · rent $1,632/mo Rent vs buy in Chesapeake, VAMedian $409,595 · rent $2,084/mo Rent vs buy in Richmond, VAMedian $355,757 · rent $1,578/mo Rent vs buy in Newport News, VAMedian $284,020 · rent $1,557/mo All Virginia citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Arlington?

Use our investment calculators to run detailed numbers on specific properties.

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Scenario comparison

Same $2,722/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$617,675	-$1,469/mo	3.4%	-12.4%
Median typical MLS deal	$823,567	-$2,548/mo	2.6%	-16.1%
125% of median newer / premium	$1,029,459	-$3,627/mo	2.1%	-18.4%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$823,567

Down Payment (20%)$164,713

Loan Amount$658,854

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,722

Monthly P&I-$4,317

Est. Expenses (35%)-$953

Net Cash Flow-$2,548/mo

2.6%

Cap Rate (all cash)

-16.1%

Cash-on-Cash Return

3.97%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

35/100

Cash Flow(30%)

29/100

Based on 3.97% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

48/100

Based on -0.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

6/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
RappahannockVA	50	$553,653	Est. pending	—	Hold	View
BuchananVA	47	$74,741	Est. pending	—	Hold	View
BrunswickVA	47	$130,410	Est. pending	—	Hold	View
Fairfax CityVA	46	$755,224	$2,447	3.89%	Hold	View
Emporia CityVA	44	$140,161	Est. pending	—	Avoid	View
CurrentArlingtonVA	35	$823,567	$2,722	3.97%	Avoid

The Bottom Line

AvoidArlington may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-2,548/mo

Cap Rate

2.6%

Cash-on-Cash

-16.1%