6608 Vintner Trl · Burleson, TX 76058

$129,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 131 Days on market

Built 1998 1.00 ac lot $135/sqft · 28% below area Est $181k · 28% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Singlewide mobile home on one acre remodel has been started and ready for a finish out. Home has all new windows, new front and back doors, new pex plumbing lines new subflooring, new electrical switches and outlets and more. Water and electric are on aerobic septic is in but will need work. Priced as is at list price or can be finished out at a higher price ask agent for more details. Agent is owner.

Key facts

• Aerobic septic
• One acre
• New subflooring

Tags

• ONE ACRE
• NEW WINDOWS
• NEW FRONT AND BACK DOORS
• NEW PEX PLUMBING LINES
• NEW SUBFLOORING
• AEROBIC SEPTIC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.5% in Burleson — 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 79/100 on livability (#53 in TX, #2,133 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 420 active listings in the ZIP; 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 $898 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 11.25%
• Cash-on-cash: 17.72%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $180,929
• List price: $129,900
• Delta: -28.20%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $13,110
• Equity at exit: $19,369

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $55,279
• Equity at exit: $11,231

Cash invested: $36,372 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 420
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $537

Break-even live

Break-even rent $993

Max offer price $129,900

Occupancy floor 63%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $129,900 Active 131 DOM
2. 2026-05-31
   days on market $129,900 Active 130 DOM
3. 2026-05-14
   price $129,900 404-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

4. 2026-05-14
   price $109,900 304-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

5. 2026-04-21
   price $139,900 404-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

6. 2026-04-21
   price $114,900 304-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

7. 2026-03-11
   price $144,900 404-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

8. 2026-03-11
   price $119,900 304-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

9. 2026-02-09
   listed $125,000 Active 304-char remark

   Show marketing remark (304 chars)

   One acre property with utilities located near the Chisholm trail toll road and FM 917. Water meter, electric meter, aerobic septic and gravel driveway are already there. Two chicken or animal barns with small fenced areas around both. Can be sold with or without the existing singlewide see mls 21160574.

10. 2026-01-21
    listed $149,900 Active 404-char remark

    Show marketing remark (404 chars)

    Singlewide mobile home on one acre remodel has been started and ready for a finish out. Home has all new windows, new front and back doors, new pex plumbing lines new subflooring, new electrical switches and outlets and more. Water and electric are on aerobic septic is in but will need work. Priced as is at list price or can be finished out at a higher price ask agent for more details. Agent is owner.

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,786/yr (+$149/mo · 302.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 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: $20,075
• − Mortgage interest: −$7,276
• − Property taxes: −$591
• − Insurance: −$650
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,779
• Taxable income: $4,567
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $5,348/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: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 of 826 in TX

Livability — Burleson

• Score: 79/100
• State rank: #53
• US rank: #2133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 81,549
• Population (ZIP): 21,531

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

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: ▼ -86.22%
• Current HPI: 265.6513
• Rent YoY: —
• Metro: —
• 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

-13.3% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $129,900 NTREIS
• 2026-05-14 Price Changed $109,900 NTREIS
• 2026-04-21 Price Changed $139,900 NTREIS
• 2026-04-21 Price Changed $114,900 NTREIS
• 2026-03-11 Price Changed $144,900 NTREIS
• 2026-03-11 Price Changed $119,900 NTREIS
• 2026-02-09 Listed $125,000 NTREIS
• 2026-01-21 Listed $149,900 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $591 · +0.5% YoY. Source: county tax records.