1909 Lariat Ln · Burleson, TX 76028

$165,000

2 bd · 2.0 ba · 2,114 sqft · Manufactured public records · 132 Days on market

Built 1984 0.54 ac lot $78/sqft · 42% below area Est $284k · 42% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Mobile Home in Burleson Area. Half acre Lot. Single Mobile Home 2 BR, 2 FB with addition of 2 extra bedrooms. Central air and heat. Has 2 carport spaces and a storage. Also has 2 bedrooms and full bathroom as a guest home next to the carport and storage with a window air unit. This beauty needs some TLC. Mobile Home is a Real Property Now. This is a great opportunity for a new family or an investor. Please set your appointment and show. This beauty won't last long.

Key facts

• 2 carport spaces
• Full bathroom
• Central air and heat

Tags

• HALF ACRE LOT
• CENTRAL AIR AND HEAT
• 2 CARPORT SPACES
• GUEST HOME
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 132 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.10% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $283,598
• List price: $165,000
• Delta: -41.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-11,688
• Equity at exit: $24,602

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,323
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $270

Break-even live

Break-even rent $1,480

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1948 Lariat Ln Burleson, TX	3.0	2.0	2128	$1,675	$0.79	20d	1	0.16mi
1125 Marigold Dr Burleson, TX	3.0	2.0	2243	$2,811	$1.25	24d	1	1.03mi

Listing history 12 events

1. 2026-06-02
   status $165,000 Pending 132 DOM
2. 2026-06-01
   days on market $165,000 Active Option Contract 132 DOM
3. 2026-05-31
   days on market $165,000 Active Option Contract 131 DOM
4. 2026-05-16
   historical Active Contingent 476-char remark

   Show marketing remark (476 chars)

   Unique Mobile Home in Burleson Area. Half acre Lot. Single Mobile Home 2 BR, 2 FB with addition of 2 extra bedrooms. Central air and heat. Has 2 carport spaces and a storage. Also has 2 bedrooms and full bathroom as a guest home next to the carport and storage with a window air unit. This beauty needs some TLC. Mobile Home is a Real Property Now. This is a great opportunity for a new family or an investor. Please set your appointment and show. This beauty won't last long.

5. 2026-02-18
   price $165,000 476-char remark

   Show marketing remark (476 chars)

   Unique Mobile Home in Burleson Area. Half acre Lot. Single Mobile Home 2 BR, 2 FB with addition of 2 extra bedrooms. Central air and heat. Has 2 carport spaces and a storage. Also has 2 bedrooms and full bathroom as a guest home next to the carport and storage with a window air unit. This beauty needs some TLC. Mobile Home is a Real Property Now. This is a great opportunity for a new family or an investor. Please set your appointment and show. This beauty won't last long.

6. 2026-01-19
   listed $175,000 Active 476-char remark

   Show marketing remark (476 chars)

   Unique Mobile Home in Burleson Area. Half acre Lot. Single Mobile Home 2 BR, 2 FB with addition of 2 extra bedrooms. Central air and heat. Has 2 carport spaces and a storage. Also has 2 bedrooms and full bathroom as a guest home next to the carport and storage with a window air unit. This beauty needs some TLC. Mobile Home is a Real Property Now. This is a great opportunity for a new family or an investor. Please set your appointment and show. This beauty won't last long.

7. 2010-03-31
   soldstatus
8. 2005-01-31
   soldstatus
9. 2004-07-08
   soldstatus 168-char remark

   Show marketing remark (168 chars)

   Very affordable 2/2 in BISD on . 5 acres w/ shop & carport; open floor plan; range, washer, dryer, & refrigerator included; city sewer & Bethesda water

10. 2004-06-30
    historical 168-char remark

    Show marketing remark (168 chars)

    Very affordable 2/2 in BISD on . 5 acres w/ shop & carport; open floor plan; range, washer, dryer, & refrigerator included; city sewer & Bethesda water

11. 2004-05-19
    listed $46,500 168-char remark

    Show marketing remark (168 chars)

    Very affordable 2/2 in BISD on . 5 acres w/ shop & carport; open floor plan; range, washer, dryer, & refrigerator included; city sewer & Bethesda water

12. 1993-05-12
    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: $2,825 · $235/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$194/yr (+$16/mo · 6.9%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,870
• − Mortgage interest: −$9,243
• − Property taxes: −$2,825
• − Insurance: −$825
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$4,800
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,081/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

+254.8% since first listed

9 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-02-18 Price Changed $165,000 NTREIS
• 2026-01-19 Listed $175,000 NTREIS
• 2010-03-31 Sold (Public Records) — Public Records
• 2005-01-31 Sold (Public Records) — Public Records
• 2004-07-08 Sold (MLS) — NTREIS
• 2004-06-30 Listing Removed — NTREIS
• 2004-05-19 Listed $46,500 NTREIS
• 1993-05-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,825 · +13.3% YoY. Source: county tax records.