215 Woodard Ave · Cleburne, TX 76033

$219,000

3 bd · 1.0 ba · 2,046 sqft · SingleFamily public records · 16 Days on market

Built 1952 10,803 sqft lot Est $305k · 28% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• 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

Affordable brick home just waiting for you and your family. Three bedrooms, two bathrooms, master bedroom. Living room, den, and a nook that would be perfect for an office. This home has plenty of room for a growing family, and the possibilities are endless. Nice large backyard with a slab to use for an open patio, and a 2 car carport. Located in a nice neighborhood not far from schools, or town. Don't miss out on this gem! Buyer will have to get a survey. installing new central heat and air before closing and. new electrical panel.

Key facts

• 2 car carport
• Open patio
• Large backyard

Tags

• BRICK HOME
• EXTRA ROOM
• LARGE BACKYARD
• OPEN PATIO
• 2 CAR CARPORT
• NICE NEIGHBORHOOD

Property features AI

Finance

• Financial info: Accepts cash and conventional financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 2 covered parking spaces; 2 carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1952; Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Chain link fencing; Few trees on the lot

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Two living areas; One dining area; Other interior features
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $77 ($925/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (11.7% below list).
• Recommended offer: $193k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 30% of the median local income ($76k/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 $7k 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 16 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,280 (11.7% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $304,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Sheridan Ln	0.38mi	3/2.0	2,070 (+1%)	3mo	$264,999	$128	74
1215 Poindexter Ave	0.34mi	3/2.0	1,937 (-5%)	7mo	$195,000	$101	65
422 W Wilson St	0.34mi	3/2.0	1,745 (-15%)	4mo	$239,500	$137	53
1419 Quail Creek Dr	0.59mi	4/2.0 (+1)	1,958 (-4%)	5mo	$339,711	$173	52
905 Mcanear St	0.63mi	4/2.0 (+1)	1,958 (-4%)	4mo	$350,000	$179	51
1102 Lena St	0.51mi	3/2.0	1,791 (-12%)	4mo	$270,000	$151	48
1410 Quail Creek Dr	0.56mi	4/2.0 (+1)	1,852 (-10%)	3mo	$330,892	$179	46
605 N Buffalo Ave	0.58mi	3/2.5	1,881 (-8%)	10mo	$192,960	$103	45
1400 Dry Creek Dr	0.50mi	3/2.0	1,784 (-13%)	8mo	$335,861	$188	45
109 Driftwood Dr	0.54mi	4/2.5 (+1)	2,208 (+8%)	11mo	$329,990	$149	42
114 S Field St	0.72mi	3/2.0	1,800 (-12%)	1mo	$249,900	$139	41
405 Odell St	0.69mi	3/2.0	1,765 (-14%)	2mo	$179,900	$102	39

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-36,252
• Equity at exit: $32,654

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-47,176
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $77

Break-even live

Break-even rent $1,835

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $201	-5% $139	+0% $77	+5% $15	+10% $-47
Rent	-10% $-76	-5% $1	+0% $77	+5% $153	+10% $230
Rate	-1.0pp $187	-0.5pp $133	base $77	+0.5pp $20	+1.0pp $-37

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	45d	1	0.07mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	0.15mi
413 Shaw St Cleburne, TX	4.0	2.0	1713	$2,100	$1.23	45d	1	0.37mi
1434 Trail Creek Dr Cleburne, TX	3.0–4.0	2.0	2129	$2,350	$1.10	24d	1	0.63mi
1202 Spell Ave Cleburne, TX	3.0	2.0	1482	$1,850	$1.25	14d	1	0.76mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	26d	1	0.78mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	26d	1	0.79mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	0d	1	0.80mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	45d	1	0.82mi
414 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,214	$1.26	4d	1	0.83mi
404 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,225	$1.26	1d	1	0.84mi
704 S Anglin St Cleburne, TX	4.0	3.0	2000	$2,110	$1.05	26d	1	1.20mi
1409 Courtney Pl Unit C Cleburne, TX	3.0	1.5	1400	$1,300	$0.93	26d	1	1.34mi

Listing history 12 events

1. 2026-06-22
   remarks 538-char remark
2. 2026-06-22
   pricestatus $219,000 Active 16 DOM
3. 2026-06-21
   days on market $194,900 Active Option Contract 16 DOM
4. 2026-06-18
   days on market $194,900 Active Option Contract 13 DOM
5. 2026-06-17
   days on market $194,900 Active Option Contract 12 DOM
6. 2026-06-16
   days on market $194,900 Active Option Contract 11 DOM
7. 2026-06-15
   days on market $194,900 Active Option Contract 10 DOM
8. 2026-06-13
   statusdays on market $194,900 Active Option Contract 8 DOM
9. 2026-06-09
   days on market $194,900 Active 4 DOM
10. 2026-06-08
    days on market $194,900 Active 3 DOM
11. 2026-06-07
    remarks 523-char remark
12. 2026-06-07
    listed $194,900 Active 2 DOM

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$1,486/yr (+$124/mo · 58.9%)

ⓘ 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 7 d/yr ≥110°F today · 22 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: $23,194
• − Mortgage interest: −$12,267
• − Property taxes: −$2,521
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,371
• Taxable loss: −$2,772
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $1,590/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

1 event — show timeline

• 2026-06-05 Listed $194,900 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $2,521 · +1.5% YoY. Source: county tax records.