1205 N Anglin St · Cleburne, TX 76031

$149,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 93 Days on market

Built 1930 7,144 sqft lot $129/sqft · 20% below area Est $187k · 20% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So many options. Full of possibilities and packed with potential, this 3-bedroom, 1-bath home 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. Nice fenced backyard. Conveniently located near schools, parks, shopping, and downtown amenities. 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

• Large kitchen
• Fenced backyard
• 7,144 sq ft lot

Tags

• LARGE KITCHEN
• FENCED BACKYARD

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 $163 ($2k/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 $149k (0.5% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Irving El (math 26% / reading 26%, grade F, #2,954 of 4,322 statewide, top 69%, 521 students, 83% 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 75% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Watch-outs: built in 1930 — 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→24/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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (median comp): $186,967
• List price: $149,900
• Delta: -19.83%
• 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
1512 N Anglin St	0.26mi	3/2.0	1,230 (+6%)	2mo	$219,000	$178	72
212 Preston Dr	0.34mi	3/2.0	1,220 (+5%)	1mo	$235,500	$193	71
1210 N Robinson St	0.17mi	3/1.0	1,024 (-12%)	3mo	$115,000	$112	70
906 N Wilhite St	0.41mi	3/2.0	1,219 (+5%)	3mo	$240,000	$197	66
316 Liberty St	0.38mi	3/2.0	1,253 (+8%)	2mo	$285,000	$227	63
418 Marengo St	0.52mi	3/1.0	1,096 (-6%)	4mo	$167,500	$153	63
511 N Wood St	0.66mi	2/1.0 (-1)	1,189 (+2%)	1mo	$185,000	$156	60
616 Sabine Ave	0.75mi	3/2.0	1,150 (-1%)	1mo	$209,900	$183	59
103 Myers Ave	0.61mi	3/1.5	1,229 (+6%)	2mo	$175,000	$142	58
308 Poindexter Ave	0.46mi	3/2.0	1,048 (-10%)	3mo	$197,000	$188	56
607 N Wood St	0.62mi	3/1.0	1,260 (+8%)	4mo	$175,000	$139	54
701 Poindexter Ave	0.67mi	2/1.0 (-1)	1,090 (-6%)	3mo	$170,000	$156	51

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-13,902
• Equity at exit: $22,351

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,298
• 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 76031

• Home prices YoY: -17.6%
• Active inventory: 338
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$786
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $163

Break-even live

Break-even rent $1,285

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $248	-5% $205	+0% $163	+5% $121	+10% $78
Rent	-10% $45	-5% $104	+0% $163	+5% $222	+10% $281
Rate	-1.0pp $238	-0.5pp $201	base $163	+0.5pp $124	+1.0pp $85

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
122 Ramsey St #124 Cleburne, TX	2.0	1.0	880	$1,050	$1.19	24d	1	0.17mi
122 Ramsey Ave Cleburne, TX	2.0	1.0	880	$1,050	$1.19	1d	1	0.17mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	46d	1	0.25mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	0d	1	0.33mi
1610 N Anglin St Cleburne, TX	3.0	1.0	900	$1,500	$1.67	21d	1	0.33mi
1705 N Robinson St Cleburne, TX	3.0	1.5	1076	$1,450	$1.35	1d	1	0.47mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	26d	1	0.47mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	26d	1	0.51mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	46d	1	0.51mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	5d	1	0.51mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	46d	1	0.52mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,581	$1.58	0d	4	0.55mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	46d	1	0.58mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	15d	1	0.67mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	26d	1	0.69mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	26d	1	0.70mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	8d	1	0.75mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	46d	1	0.77mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	26d	1	0.80mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	46d	1	0.85mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	26d	1	0.86mi
303 Eastland St Cleburne, TX	3.0	3.0	1254	$1,950	$1.56	46d	1	0.87mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	15d	1	0.91mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	26d	1	0.93mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	46d	1	0.94mi
1904 Starling Ct Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	46d	1	0.95mi
1904 Starling Ct Unit 1 Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	23d	1	0.95mi
431 N Wilhite St Unit 431 Cleburne, TX	2.0	1.0	750	$1,195	$1.59	22d	1	0.95mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	46d	1	1.02mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$2,708	$2.77	0d	1	1.05mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	9d	1	1.09mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	46d	1	1.10mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,308	$1.38	0d	53	1.12mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,325	$1.84	46d	1	1.18mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,300	$1.81	9d	1	1.18mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,375	$1.91	5d	1	1.18mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	46d	1	1.19mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	26d	1	1.24mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.32mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.33mi

Listing history 15 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 $165,000 Active 74 DOM
13. 2026-06-01
    days on market $165,000 Active 73 DOM
14. 2026-05-31
    days on market $165,000 Active 72 DOM
15. 2026-03-20
    listed $165,000 Active 745-char remark

    Show marketing remark (745 chars)

    So many options. Full of possibilities and packed with potential, this 3-bedroom, 1-bath home 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. Nice fenced backyard. Conveniently located near schools, parks, shopping, and downtown amenities. 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”.

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$748/yr (+$62/mo · 37.5%)

ⓘ 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 · 24 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: $17,890
• − Mortgage interest: −$8,397
• − Property taxes: −$1,995
• − Insurance: −$750
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,361
• Taxable loss: −$474
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,069/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
• City population: 29,538
• Population (ZIP): 18,697

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 22% Vietnamese 0%

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: ▼ -59.43%
• Current HPI: 277.598
• 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

1 event — show timeline

• 2026-03-20 Listed $165,000 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $1,995 · +1.5% YoY. Source: county tax records.