412 Douglas St · Burleson, TX 76028

$215,000

3 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 28 Days on market

Built 1963 7,623 sqft lot Est $238k · 10% 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 +12.4/30.0
• ARV discount +11.8/15.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUMMER FIRE SALE!!! This one is priced under market and is ready to sell today!! Bring us your quick close offers ASAP! Kitchen Island, Refrigerator, Washer and Dryer will stay!! Welcome home to this tastefully updated 3 bedroom, 2 bathroom home on a 7,623 sqft Lot in the highly desirable Burleson ISD! This home has been thoughtfully cared for and comes with all the bells and whistles. Tucked away in a quiet community and established neighborhood, this home has everything you have been waiting for. It boasts an open floor plan that welcomes family and friends for entertainment. Your spacious Kitchen features granite countertops, stainless steel appliances and a stylish center island. Enjoy

Key facts

• Open floor plan
• Spacious kitchen
• Updated home

Tags

• UPDATED HOME
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

Property features AI

Finance

• Other: Lot size less than 0.5 acre (approximately 0.175 acres)
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 garage spaces
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Property not attached; Subdivision: Hillery Heights; Facing information not provided
• Construction: Built in 1963; Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Gas range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; 7 total rooms; One living area; One dining area; One level
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (8.4% below list).
• Recommended offer: $197k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Burleson ISD (suburban): math 41% / reading 48% proficiency, ranked #236 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jack Taylor El (math 30% / reading 34%, grade F, #2,268 of 4,322 statewide, top 55%, 544 students, 71% FRL) — zoned schools average 71% FRL vs 32% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the Burleson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k 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 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,939 (8.4% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $237,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Douglas St	0.11mi	3/2.0	1,266 (+0%)	8mo	$237,900	$188	88
405 Marion Ln	0.09mi	3/2.0	1,170 (-8%)	2mo	$163,000	$139	82
318 NE Michael Dr	0.31mi	3/2.0	1,206 (-5%)	4mo	$175,000	$145	74
128 NW Lorna St	0.49mi	4/2.0 (+1)	1,300 (+3%)	0mo	$259,000	$199	67
102 NE Murphy Rd	0.37mi	3/1.0	1,350 (+7%)	1mo	$218,000	$161	67
219 Murphy Rd	0.66mi	3/1.5	1,264 (-0%)	6mo	$199,900	$158	62
540 NW Mound St	0.62mi	3/2.0	1,206 (-5%)	9mo	$250,000	$207	56
200 SW Thomas St	0.60mi	3/2.0	1,351 (+7%)	7mo	$205,000	$152	55
200 SW Moody St	0.55mi	3/1.5	1,143 (-10%)	4mo	$165,000	$144	53
516 Renfro St	0.40mi	3/1.0	1,100 (-13%)	4mo	$215,000	$195	52
345 N Field	0.50mi	2/1.5 (-1)	1,094 (-14%)	7mo	$209,999	$192	41
216 Laura Dr	0.74mi	3/2.0	1,434 (+13%)	3mo	$279,900	$195	41

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-39,411
• Equity at exit: $32,057

10-year hold

• IRR: -14.2%
• Equity multiple: 0.23×
• Total profit: $-46,431
• Equity at exit: $18,589

Cash invested: $60,200 (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 76028

• Home prices YoY: -33.4%
• Rents YoY: 1.8%
• Active inventory: 679
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$375 /mo · $4,494/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-36

Break-even live

Break-even rent $2,015

Max offer price $208,681

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $25	+0% $-36	+5% $-97	+10% $-157
Rent	-10% $-191	-5% $-114	+0% $-36	+5% $42	+10% $120
Rate	-1.0pp $73	-0.5pp $19	base $-36	+0.5pp $-91	+1.0pp $-148

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Oxford St Burleson, TX	3.0	2.0	1402	$1,995	$1.42	44d	1	0.04mi
532 NW King St Burleson, TX	3.0	1.0	1300	$1,550	$1.19	44d	1	0.35mi
344 NW Renfro St Burleson, TX	3.0	1.0	1026	$1,580	$1.54	25d	1	0.40mi
609 NW Lorna St Burleson, TX	3.0	2.0	1381	$1,800	$1.30	44d	1	0.41mi
112 SW Murphy Rd Burleson, TX	3.0	2.0	1210	$1,850	$1.53	3d	1	0.48mi
109 SW Cindy Ln Burleson, TX	3.0	1.0	1276	$1,700	$1.33	44d	1	0.50mi
828 Vicksburg Ln Burleson, TX	3.0	2.0	1241	$2,000	$1.61	44d	1	0.87mi
900 Vicksburg Ln Burleson, TX	4.0	2.0	1744	$2,215	$1.27	8d	1	0.88mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	13d	1	0.88mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	17d	1	0.88mi
200 Village Creek Pkwy Unit 2121 Burleson, TX	2.0	2.0	1051	$1,486	$1.41	22d	1	0.93mi
200 Village Creek Pkwy Unit 257 Burleson, TX	2.0	2.0	1051	$1,527	$1.45	13d	1	0.93mi
812 Walnut St Burleson, TX	3.0	2.0	1192	$1,750	$1.47	19d	1	0.98mi
200 Village Creek Pkwy Unit 223 Burleson, TX	2.0	2.0	1051	$1,645	$1.57	3d	1	1.00mi
236 S Scott St Burleson, TX	3.0	2.0	1250	$1,780	$1.42	13d	1	1.00mi
125 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1671	$2,200	$1.32	25d	1	1.01mi
121 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1690	$2,500	$1.48	25d	1	1.02mi
444 E Renfro St Burleson, TX	1.0–3.0	1.0–2.0	1094	$2,250	$2.06	2d	1	1.03mi
200 Village Creek Pkwy Burleson, TX	1.0–2.0	1.0–2.0	905	$1,852	$2.05	21d	11	1.03mi
450 E Renfro St Burleson, TX	3.0	2.0	1413	$2,135	$1.51	44d	1	1.04mi
905 Chestnut Ave Burleson, TX	3.0	2.0	1855	$2,190	$1.18	44d	1	1.06mi
1120 Highcrest Dr Burleson, TX	3.0	2.0	1462	$2,100	$1.44	17d	1	1.09mi
329 SE Robert St Burleson, TX	3.0	1.5	1644	$2,100	$1.28	44d	1	1.09mi
772 Hampshire Dr Burleson, TX	3.0	2.0	1210	$2,350	$1.94	44d	1	1.12mi
621 Barkridge Trl Burleson, TX	3.0	2.0	1444	$2,000	$1.39	13d	1	1.23mi
207 Stefanie St Burleson, TX	3.0	2.0	1145	$1,695	$1.48	25d	1	1.31mi
829 Beaver Creek Dr Burleson, TX	4.0	2.0	1864	$2,400	$1.29	11d	1	1.33mi
105 SE Gardens Blvd Apt 112 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	8d	1	1.34mi
105 SE Gardens Blvd Apt 108 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	25d	1	1.35mi
428 Tinker Trl Burleson, TX	2.0	2.0	1329	$1,735	$1.31	18d	1	1.36mi
357 Coral Vine Ln Burleson, TX	4.0	2.0	1846	$2,400	$1.30	44d	1	1.39mi
716 SW Sunset Ln Burleson, TX	3.0	1.0	1018	$1,725	$1.69	44d	1	1.41mi
812 NW Summercrest Blvd Apt B Burleson, TX	3.0	1.5	1085	$1,450	$1.34	25d	1	1.42mi
NW Summercrest Blvd Burleson, TX	3.0	1.5	1085	$1,450	$1.34	25d	1	1.42mi
12733 Seton Ln Burleson, TX	2.0	1.0–2.0	687	$1,549	$2.25	3d	13	1.43mi
1412 Anna Lea Ln Burleson, TX	3.0	2.0	1293	$1,925	$1.49	4d	1	1.48mi

Listing history 15 events

1. 2026-06-17
   status $215,000 Pending 28 DOM
2. 2026-06-17
   days on market $215,000 Active Option Contract 28 DOM
3. 2026-06-16
   days on market $215,000 Active Option Contract 27 DOM
4. 2026-06-15
   days on market $215,000 Active Option Contract 26 DOM
5. 2026-06-13
   statusdays on market $215,000 Active Option Contract 24 DOM
6. 2026-06-09
   days on market $215,000 Active 20 DOM
7. 2026-06-08
   statusdays on market $215,000 Active 19 DOM
8. 2026-06-07
   days on market $215,000 Active Option Contract 18 DOM
9. 2026-06-04
   days on market $215,000 Active Option Contract 15 DOM
10. 2026-06-03
    days on market $215,000 Active Option Contract 14 DOM
11. 2026-06-02
    days on market $215,000 Active Option Contract 13 DOM
12. 2026-06-01
    days on market $215,000 Active Option Contract 12 DOM
13. 2026-05-31
    days on market $215,000 Active Option Contract 11 DOM
14. 2026-05-20
    listed $215,000 Active
15. 2008-07-31
    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: $4,494 · $375/mo
• Projected year-2 tax: $4,494 · $375/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $23,633
• − Mortgage interest: −$12,043
• − Property taxes: −$4,494
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$6,255
• Taxable loss: −$4,016
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $535/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: Burleson ISD
• NCES district ID: 4812180
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $69,349
• Composite: 40.05/100
• National rank: #3818
• State rank: #236 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

• Census place: Burleson, TX
• County: Johnson County · 147,987 people
• City population: 81,549
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 81,549
• Household income: $101,138
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1117.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -141.44%
• Current HPI: 282.466
• Rent YoY: ▲ 1.78%
• 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

2 events — show timeline

• 2026-05-20 Listed $215,000 NTREIS
• 2008-07-31 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,494 · +13.3% YoY. Source: county tax records.