1491 County Road 319 Unit B · Glen Rose, TX 76033

$99,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 49 Days on market

Built 2012 Fair condition 1.00 ac lot $56/sqft · 73% below area ↓ 23% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash or Owner Financing Only! Don’t miss this opportunity to own a fixer upper on ONE ACRE in highly sought-after Glen Rose Independent School District! Located at 1491 County Road 319 in Cleburne, this property offers great potential for the right buyer. This home features 3 bedrooms, 2 bathrooms, and a versatile 19x13 flex room—perfect for a second living area, office, or game room. The interior has been freshly painted with new flooring throughout, giving you a solid starting point to make it your own. The layout includes a spacious kitchen and living area, along with a generously sized primary bedroom. While the home does need some additional work, it’s priced with tha

Key facts

• New flooring
• Spacious kitchen
• Freshly painted

Tags

• ONE ACRE
• FLEX ROOM
• FRESHLY PAINTED
• NEW FLOORING
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Directions provided: GPS — when you turn off County Road 319, go down the hill and you will see the home on the left; Located in Somervell County, subdivision: STEWART TRACT
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: No garage; Outside parking; No carport or covered parking
• Utilities: Septic system; Well water; Not in a municipal utility district
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Built in 2012
• Exterior features: Wire fencing; River-front property; Acreage with few trees (about 1 acre)

Interior

• Kitchen: Gas cooktop; Kitchen approx. 17 x 12 (main level)
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom approx. 19 x 13 (main level); Second bedroom approx. 12 x 10 (main level); Third bedroom approx. 12 x 10 (main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling; Fireplace heating (and listed as none for additional heating)
• Interior features: Open floorplan; Vaulted ceilings; Two living areas; One dining area; 6 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.7% in Glen Rose — 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 73/100 on livability (#231 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Glen Rose ISD (rural): math 51% / reading 56% proficiency, ranked #126 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Rose El (476 students, 52% FRL).
• Market conditions: Rents soft (-0.8%/yr); 660 active listings in the ZIP; solid renter incomes; 43 units permitted in Somervell County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Somervell County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $367,461
• List price: $99,900
• Delta: -72.81%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.62×
• Total profit: $17,236
• Equity at exit: $14,895

10-year hold

• IRR: 22.2%
• Equity multiple: 2.64×
• Total profit: $45,785
• Equity at exit: $8,638

Cash invested: $27,972 (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 76033

• Rents YoY: -0.8%
• Active inventory: 660
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $600

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $669	-5% $634	+0% $600	+5% $565	+10% $530
Rent	-10% $471	-5% $535	+0% $600	+5% $664	+10% $729
Rate	-1.0pp $650	-0.5pp $625	base $600	+0.5pp $574	+1.0pp $547

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,900 Active 49 DOM
2. 2026-06-18
   days on market $99,900 Active 48 DOM
3. 2026-06-17
   days on market $99,900 Active 47 DOM
4. 2026-06-16
   days on market $99,900 Active 46 DOM
5. 2026-06-15
   days on market $99,900 Active 45 DOM
6. 2026-06-14
   days on market $99,900 Active 43 DOM
7. 2026-06-13
   days on market $99,900 Active 42 DOM
8. 2026-06-10
   days on market $99,900 Active 40 DOM
9. 2026-06-09
   days on market $99,900 Active 39 DOM
10. 2026-06-08
    days on market $99,900 Active 38 DOM
11. 2026-06-07
    days on market $99,900 Active 37 DOM
12. 2026-06-03
    days on market $99,900 Active 33 DOM
13. 2026-06-02
    days on market $99,900 Active 32 DOM
14. 2026-06-01
    days on market $99,900 Active 31 DOM
15. 2026-05-31
    days on market $99,900 Active 30 DOM
16. 2026-05-30
    days on market $99,900 Active 29 DOM
17. 2026-05-01
    listed $99,900 Active 869-char remark
18. 2026-04-30
    historical
19. 2026-04-07
    price $104,900
20. 2026-02-06
    status Active
21. 2026-01-30
    historical Active Option Contract
22. 2026-01-09
    price $109,900
23. 2025-10-29
    price $124,900
24. 2025-10-21
    listed $130,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,594
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$2,906
• Taxable income: $5,959
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,764/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 · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper offers great potential with a fresh interior and new flooring, but requires moderate exterior repairs and window replacements to maximize its resale and rental value.

Repairs flagged

• Moderate exterior siding — some wear
• Moderate windows — some appear old
• Minor HVAC system — no visible issues

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace windows — improves energy efficiency
• Both install new HVAC system — increases comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · some wear	Moderate	$3,000–15,000
windows · some appear old	Moderate	$3,000–15,000
HVAC system · no visible issues	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace windows — improves energy efficiency ↑
• Both install new HVAC system — increases comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Glen Rose ISD
• NCES district ID: 4820850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $51,084
• Composite: 45.78/100
• National rank: #2565
• State rank: #126 of 826 in TX

Livability — Glen Rose

• Score: 73/100
• State rank: #231
• US rank: #5572

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety D+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Johnson County · 147,987 people
• 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 (Somervell County) Hauer SSP2

• Today (2025): 9,445 people
• By 2030: 9,716 · +2.9%
• By 2040: 10,069 · +6.6%
• By 2050: 10,145 · +7.4%
• By 2075: 10,111 · +7.1%
• By 2100: 9,202 · -2.6%

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 · Somervell

• 2024 margin: Solid R (+70.8) · D 14.2% · R 85.0%
• 2008→2024 swing: -17.6pp toward R · 2008: -53.1pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+67.5 2016: R+68.8 2012: R+64.1 2008: R+53.1

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

-23.2% since first listed

8 events — show timeline

• 2026-05-01 Listed $99,900 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-07 Price Changed $104,900 NTREIS
• 2026-02-06 Relisted — NTREIS
• 2026-01-30 Contingent — NTREIS
• 2026-01-09 Price Changed $109,900 NTREIS
• 2025-10-29 Price Changed $124,900 NTREIS
• 2025-10-21 Listed $130,000 NTREIS