401 W Wilson St · Cleburne, TX 76033

$149,900

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 93 Days on market

5,924 sqft lot $115/sqft · 31% below area Est $218k · 31% under

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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).

• Cash flow +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So many options. Full of possibilities and packed with potential, this home with 2-bedroom, 1-bath and a large living and dining room in Cleburne can be yours. Whether you’re looking for your 1st home, wanting to down size or build your investor portfolio. This home is ready for a new owner to add their personal touch and restore its full sparkle. Home features a large kitchen. Utility room for full washer and dryer. hard wood floors. Large attic space that could be renovated into a 3rd bedroom. Nice fenced yard with wrap around porch. Conveniently located near schools, parks, shopping, and downtown amenities. Home is leased to long time tenant. Home can also be packaged with 5 other homes that are offered for sale as well. All MLS# for properties offer for sale 21206881, 21211282, 21211302, 21214411. 21214430 and 21214445. Home and property are being sold “as-is” “where-is”.

Key facts

• Wrap around porch
• Nice fenced yard
• Large kitchen

Tags

• LARGE LIVING AND DINING ROOM
• LARGE KITCHEN
• LARGE ATTIC SPACE
• NICE FENCED YARD
• WRAP AROUND PORCH

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$217,901) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Cleburne — 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 68/100 on livability (#460 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Cleburne ISD (town): math 34% / reading 33% proficiency, ranked #537 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cooke El (math 39% / reading 31%, grade F, #1,965 of 4,322 statewide, top 46%, 630 students, 84% FRL); Ad Wheat Middle (math 31% / reading 29%, grade F, #1,056 of 1,662 statewide, top 65%, 703 students, 76% FRL); Cleburne H S (math 46% / reading 38%, grade F, #730 of 1,632 statewide, top 47%, 1,976 students, 67% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $217,901
• List price: $149,900
• Delta: -31.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Myers Ave	0.37mi	3/1.5	1,229 (-5%)	2mo	$175,000	$142	70
204 S Walnut St	0.44mi	3/2.0	1,336 (+3%)	2mo	$230,000	$172	69
311 N Pendell Ave	0.54mi	3/1.0	1,260 (-3%)	2mo	$155,000	$123	68
226 W Willingham St	0.14mi	3/2.0	1,450 (+12%)	3mo	$249,900	$172	68
511 N Wood St	0.34mi	2/1.0 (-1)	1,189 (-8%)	1mo	$185,000	$156	64
542 W Wilson St	0.33mi	3/2.0	1,163 (-10%)	1mo	$185,000	$159	62
110 Glen Rose Ave	0.47mi	3/2.0	1,167 (-10%)	1mo	$210,000	$180	56
1022 Princeton Pl	0.65mi	3/2.0	1,225 (-6%)	1mo	$210,000	$171	55
1114 Davis St	0.69mi	3/2.0	1,385 (+7%)	1mo	$205,000	$148	52
505 W Earl St	0.70mi	2/1.0 (-1)	1,224 (-6%)	2mo	$175,000	$143	51
1108 Davis St	0.65mi	3/2.0	1,427 (+10%)	1mo	$225,000	$158	49
703 Featherston St	0.66mi	2/1.0 (-1)	1,152 (-11%)	3mo	$200,000	$174	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-12,600
• Equity at exit: $22,351

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-8,213
• Equity at exit: $12,961

Cash invested: $41,972 (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 76033

• Rents YoY: -0.8%
• Active inventory: 665
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$786
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $258

Break-even live

Break-even rent $1,310

Max offer price $149,900

Occupancy floor 79%

Sensitivity live

Price	-10% $343	-5% $301	+0% $258	+5% $216	+10% $174
Rent	-10% $129	-5% $194	+0% $258	+5% $323	+10% $388
Rate	-1.0pp $334	-0.5pp $297	base $258	+0.5pp $220	+1.0pp $180

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Shaw St Cleburne, TX	4.0	2.0	1713	$2,100	$1.23	45d	1	0.21mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	45d	1	0.23mi
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	45d	1	0.37mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	26d	1	0.37mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	7d	1	0.38mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	45d	1	0.38mi
318 College St Unit B Cleburne, TX	2.0	1.0	1256	$1,150	$0.92	26d	1	0.43mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	26d	1	0.44mi
405 College St Cleburne, TX	3.0	2.0	1396	$1,650	$1.18	7d	1	0.46mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	45d	1	0.48mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	26d	1	0.48mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	4d	1	0.48mi
907 Hodge St Cleburne, TX	2.0	1.0	912	$1,450	$1.59	4d	1	0.49mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	0.50mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	45d	1	0.51mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	45d	1	0.67mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	45d	1	0.72mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	45d	1	0.72mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	0.73mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	0.74mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	9d	1	0.74mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	45d	1	0.75mi
203 Willana Ct Cleburne, TX	3.0	2.0	1100	$1,700	$1.55	22d	1	0.75mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	45d	1	0.77mi
204 W Westhill Dr Cleburne, TX	3.0	2.0	1040	$1,950	$1.88	45d	1	0.78mi
807 W Smith St Cleburne, TX	3.0	2.0	1223	$1,845	$1.51	14d	1	0.78mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	26d	1	0.80mi
823 College St Cleburne, TX	2.0	1.0	944	$1,550	$1.64	18d	1	0.81mi
823 College St Cleburne, TX	2.0	1.0	944	$1,550	$1.64	7d	1	0.81mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	45d	1	0.83mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	26d	1	0.87mi
1202 Spell Ave Cleburne, TX	3.0	2.0	1482	$1,850	$1.25	14d	1	0.87mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,581	$1.58	0d	4	0.91mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	26d	1	0.92mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	14d	1	0.92mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	0d	1	0.96mi
1312 Ridge Run St Unit A Cleburne, TX	2.0	2.0	992	$1,250	$1.26	26d	1	1.00mi
815 Woodard Ave Cleburne, TX	1.0–2.0	1.0–2.0	793	$1,421	$1.79	0d	7	1.02mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	14d	1	1.03mi
404 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,225	$1.26	0d	1	1.10mi

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 93 DOM
2. 2026-06-18
   days on market $149,900 Active 90 DOM
3. 2026-06-17
   days on market $149,900 Active 89 DOM
4. 2026-06-16
   days on market $149,900 Active 88 DOM
5. 2026-06-15
   days on market $149,900 Active 87 DOM
6. 2026-06-13
   days on market $149,900 Active 85 DOM
7. 2026-06-09
   days on market $149,900 Active 81 DOM
8. 2026-06-08
   days on market $149,900 Active 80 DOM
9. 2026-06-07
   days on market $149,900 Active 79 DOM
10. 2026-06-04
    days on market $149,900 Active 76 DOM
11. 2026-06-03
    pricedays on market $149,900 Active 75 DOM
12. 2026-06-02
    days on market $160,000 Active 74 DOM
13. 2026-06-01
    days on market $160,000 Active 73 DOM
14. 2026-05-31
    days on market $160,000 Active 72 DOM
15. 2026-03-20
    listed $160,000 Active 921-char remark

    Show marketing remark (921 chars)

    So many options. Full of possibilities and packed with potential, this home with 2-bedroom, 1-bath and a large living and dining room in Cleburne can be yours. Whether you’re looking for your 1st home, wanting to down size or build your investor portfolio. This home is ready for a new owner to add their personal touch and restore its full sparkle. Home features a large kitchen. Utility room for full washer and dryer. hard wood floors. Large attic space that could be renovated into a 3rd bedroom. Nice fenced yard with wrap around porch. Conveniently located near schools, parks, shopping, and downtown amenities. Home is leased to long time tenant. Home can also be packaged with 5 other homes that are offered for sale as well. All MLS# for properties offer for sale 21206881, 21211282, 21211302, 21214411. 21214430 and 21214445. Home and property are being sold “as-is” “where-is”.

16. 2006-01-30
    soldstatus
17. 2004-05-11
    soldstatus
18. 1985-12-03
    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: $2,233 · $186/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$510/yr (+$43/mo · 22.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,643
• − Mortgage interest: −$8,397
• − Property taxes: −$2,233
• − Insurance: −$750
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,361
• Taxable income: $760
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,920/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: Cleburne ISD
• NCES district ID: 4814310
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $48,788
• Composite: 29.0/100
• National rank: #6618
• State rank: #537 of 826 in TX

Livability — Cleburne

• Score: 68/100
• State rank: #460
• US rank: #9292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleburne, TX
• County: Johnson County · 147,987 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 29,538
• Household income: $76,292
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 927.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Guatemala, Vietnam
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.75%
• Current HPI: 246.0029
• Rent YoY: ▼ -0.83%
• 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

4 events — show timeline

• 2026-03-20 Listed $160,000 NTREIS
• 2006-01-30 Sold (Public Records) — Public Records
• 2004-05-11 Sold (Public Records) — Public Records
• 1985-12-03 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,233 · +1.5% YoY. Source: county tax records.