Pinehollow Plan · Cleburne, TX 76058

$257,999

4 bd · 2.0 ba · 1,656 sqft · SingleFamily · 187 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $257,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,440.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.0% below list).
• Recommended offer: $209k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Cleburne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Marti El (math 32% / reading 29%, grade F, #2,464 of 4,322 statewide, top 58%, 495 students, 70% 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 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 589 active listings in the ZIP; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/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.
• 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 187 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,037 (19.0% 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 187 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $294,440
• List price: $257,999
• Delta: -12.38%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Doc Holliday Rd	0.20mi	4/2.0	1,656 (0%)	1mo	$240,499	$145	90
2216 Jesse James Ln	0.10mi	4/2.0	1,720 (+4%)	0mo	$285,999	$166	88
2213 Jesse James Ln	0.09mi	3/2.0 (-1)	1,522 (-8%)	1mo	$252,999	$166	77
2148 Doc Holliday Rd	0.07mi	3/2.0 (-1)	1,451 (-12%)	1mo	$227,999	$157	71
2108 Marshall Dr	0.15mi	3/2.0 (-1)	1,461 (-12%)	0mo	$253,999	$174	68
2101 Doc Holliday Rd	0.19mi	3/2.0 (-1)	1,461 (-12%)	1mo	$233,499	$160	66
1616 County Road 904 Rd	0.57mi	3/2.0 (-1)	1,498 (-10%)	18mo	$299,900	$200	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-72,101
• Equity at exit: $43,902

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-94,101
• Equity at exit: $25,458

Cash invested: $82,443 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 19 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $253,249 ($166/sqft)
• Median days on market: 171 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +7.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76058

• Home prices YoY: -24.5%
• Active inventory: 589
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,544
• Tax est. 1.5%: −$368 /mo · $4,417/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-383

Break-even live

Break-even rent $2,576

Max offer price $238,959

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-282	+0% $-383	+5% $-485	+10% $-587
Rent	-10% $-549	-5% $-466	+0% $-383	+5% $-301	+10% $-218
Rate	-1.0pp $-235	-0.5pp $-309	base $-383	+0.5pp $-460	+1.0pp $-537

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: $73,610
• Closing costs: $8,833
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $257,999 Active 187 DOM
2. 2026-09-22
   days on market $257,999 Active 186 DOM
3. 2026-09-21
   days on market $257,999 Active 185 DOM
4. 2026-09-20
   days on market $257,999 Active 184 DOM
5. 2026-09-19
   days on market $257,999 Active 183 DOM
6. 2026-09-18
   days on market $257,999 Active 182 DOM
7. 2026-09-17
   days on market $257,999 Active 181 DOM
8. 2026-09-16
   days on market $257,999 Active 180 DOM
9. 2026-09-14
   days on market $257,999 Active 178 DOM
10. 2026-09-13
    days on market $257,999 Active 177 DOM
11. 2026-09-12
    days on market $257,999 Active 176 DOM
12. 2026-09-11
    days on market $257,999 Active 175 DOM
13. 2026-09-05
    days on market $257,999 Active 169 DOM
14. 2026-09-04
    days on market $257,999 Active 168 DOM
15. 2026-09-02
    days on market $257,999 Active 166 DOM
16. 2026-08-31
    days on market $257,999 Active 164 DOM
17. 2026-08-30
    days on market $257,999 Active 163 DOM
18. 2026-08-29
    days on market $257,999 Active 162 DOM
19. 2026-08-28
    days on market $257,999 Active 161 DOM
20. 2026-08-27
    days on market $257,999 Active 160 DOM
21. 2026-08-26
    pricedays on market $257,999 Active 159 DOM
22. 2026-08-25
    days on market $261,999 Active 158 DOM
23. 2026-08-24
    days on market $261,999 Active 157 DOM
24. 2026-08-23
    days on market $261,999 Active 156 DOM
25. 2026-08-22
    days on market $261,999 Active 155 DOM
26. 2026-08-21
    days on market $261,999 Active 154 DOM
27. 2026-08-20
    days on market $261,999 Active 153 DOM
28. 2026-08-19
    days on market $261,999 Active 152 DOM
29. 2026-08-18
    days on market $261,999 Active 151 DOM
30. 2026-08-17
    days on market $261,999 Active 150 DOM
31. 2026-08-16
    days on market $261,999 Active 149 DOM
32. 2026-08-15
    days on market $261,999 Active 148 DOM
33. 2026-08-14
    days on market $261,999 Active 147 DOM
34. 2026-08-13
    days on market $261,999 Active 146 DOM
35. 2026-08-12
    days on market $261,999 Active 145 DOM
36. 2026-08-11
    days on market $261,999 Active 144 DOM
37. 2026-08-10
    days on market $261,999 Active 143 DOM
38. 2026-08-09
    days on market $261,999 Active 142 DOM
39. 2026-08-08
    days on market $261,999 Active 141 DOM
40. 2026-08-06
    days on market $261,999 Active 139 DOM
41. 2026-08-05
    days on market $261,999 Active 138 DOM
42. 2026-08-04
    days on market $261,999 Active 137 DOM
43. 2026-08-03
    days on market $261,999 Active 136 DOM
44. 2026-07-31
    days on market $261,999 Active 133 DOM
45. 2026-07-30
    days on market $261,999 Active 131 DOM
46. 2026-07-28
    days on market $261,999 Active 130 DOM
47. 2026-07-26
    days on market $261,999 Active 128 DOM
48. 2026-07-24
    days on market $261,999 Active 126 DOM
49. 2026-07-23
    days on market $261,999 Active 125 DOM
50. 2026-07-22
    days on market $261,999 Active 124 DOM

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

Taxation est. · year 1

• Rental income: $25,084
• − Mortgage interest: −$16,493
• − Property taxes: −$4,417
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$8,566
• Taxable loss: −$9,877
• Est. tax savings @ 24.0%: +$2,370
• After-tax cash flow: $-2,231/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,280–$24,840 screening

This single-level home showcases a spacious open floorplan with a good exterior and interior condition. It has a good roof, siding, and foundation, and the landscaping is well-maintained. The home is in good condition and ready for a fresh coat of paint and some landscaping improvements to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint the exterior — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
• Resale Trim the bushes — Well-maintained landscaping can improve the home's curb appeal and resale value. ↑
• Resale Clean the driveway — A clean driveway can make the home appear more inviting and well-maintained. ↑
• Both Install new flooring — New flooring can improve the home's appearance and increase both resale and rental value. ↑
• Both Update the kitchen and bathrooms — Updating the kitchen and bathrooms can significantly increase the home's value and appeal to potential buyers or renters. ↑
• Both Upgrade the HVAC system — A new HVAC system can improve energy efficiency and comfort, making the home more attractive to buyers and renters. ↑
• Both Add landscaping features — Adding landscaping features can enhance the home's curb appeal and increase its value, both for resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Marti El F TX #2,464/4,322 Nat'l #26,279/41,679 Middle Ad Wheat Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Cleburne H S F TX #730/1,632 Nat'l #7,572/17,239

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

C Composite livability gradescore 68/100

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

• County: Johnson · 179,678 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,531
• Household income: $66,719
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

• 2026-03-20 Listed $261,999 Zillow