1101 N Wilhite St · Cleburne, TX 76031

$150,000

2 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 49 Days on market

Built 1930 10,759 sqft lot $88/sqft · 29% below area Est $212k · 29% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• 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

Lots of space for the money! Fresh carpet and vinyl plank, fresh paint and a great floor plan! Split 3 bedroom with 2 full baths. two living areas and lots of space for parking. If you're looking for an investment property this has been a great rental!

Key facts

• Storage shed
• Corner lot
• Mature trees

Tags

• CORNER LOT
• MATURE TREES
• STORAGE SHED

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot not being subdivided
• Financial info: Listing terms: Cash or Conventional; Loan type treated as clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with 2 covered spaces; Carport provides 2 carport spaces; Has garage listed (0 garage spaces)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One-story; Residential property
• Construction: Built in 1930; Siding exterior; Pillar/post/pier foundation
• Exterior features: Corner lot; Few trees; Large backyard with grass

Interior

• Kitchen: Includes appliances (other)
• Bedrooms: Three bedrooms (primary bedroom on main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Two living areas; One dining area; Two total rooms noted; Other interior features
• Laundry & utility: Utility details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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) — zoned schools average 83% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 49 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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

• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (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. Built in 1930 — 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. 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?
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: 1.11% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $211,923
• List price: $150,000
• Delta: -29.22%
• 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
822 N Robinson St	0.16mi	3/1.0 (+1)	1,575 (-8%)	2mo	$100,000	$63	72
806 Barber Ave	0.54mi	3/2.0 (+1)	1,766 (+3%)	6mo	$339,000	$192	55
214 Rose Ave	0.67mi	3/2.0 (+1)	1,719 (+0%)	7mo	$289,000	$168	53
208 Erie St	0.32mi	3/2.0 (+1)	1,910 (+12%)	8mo	$178,000	$93	51
206 Williams Ave	0.58mi	3/2.0 (+1)	1,630 (-5%)	8mo	$325,000	$199	49
431 Sabine Ave	0.61mi	3/2.0 (+1)	1,646 (-4%)	9mo	$225,000	$137	49
113 Myers Ave	0.57mi	3/2.0 (+1)	1,603 (-6%)	9mo	$295,000	$184	46
86 Tremont St	0.70mi	3/2.0 (+1)	1,620 (-5%)	5mo	$249,900	$154	45
410 Poindexter Ave	0.62mi	3/3.0 (+1)	1,642 (-4%)	9mo	$230,000	$140	44
1304 N Wood St	0.63mi	3/2.0 (+1)	1,521 (-11%)	3mo	$65,000	$43	41
315 Odell St	0.69mi	3/2.0 (+1)	1,584 (-8%)	9mo	$235,000	$148	39
404 Poindexter Ave	0.58mi	3/2.0 (+1)	1,535 (-10%)	9mo	$238,000	$155	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,508
• Equity at exit: $22,365

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,797
• Equity at exit: $12,969

Cash invested: $42,000 (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: 335
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$787
• Tax from tax record: −$252 /mo · $3,021/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $216

Break-even live

Break-even rent $1,393

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $301	-5% $258	+0% $216	+5% $173	+10% $131
Rent	-10% $84	-5% $150	+0% $216	+5% $281	+10% $347
Rate	-1.0pp $291	-0.5pp $254	base $216	+0.5pp $177	+1.0pp $137

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	25d	1	0.45mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	3d	1	0.45mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	44d	1	0.45mi
712 N Main St Cleburne, TX	1.0	1.0	1155	$915	$0.79	44d	1	0.46mi
712 N Main St Cleburne, TX	1.0	1.0	1155	$915	$0.79	25d	1	0.46mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	6d	1	0.51mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	44d	1	0.52mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	44d	1	0.56mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	2d	1	0.58mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	13d	1	0.62mi
303 Eastland St Cleburne, TX	3.0	3.0	1254	$1,950	$1.56	44d	1	0.67mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	25d	1	0.68mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	44d	1	0.70mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	25d	1	0.75mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	25d	1	0.80mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	25d	1	0.84mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	13d	1	0.86mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	25d	1	0.86mi
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	44d	1	0.91mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	44d	1	1.08mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	44d	1	1.09mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	7d	1	1.15mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	44d	1	1.21mi
318 College St Unit B Cleburne, TX	2.0	1.0	1256	$1,150	$0.92	25d	1	1.21mi
405 College St Cleburne, TX	3.0	2.0	1396	$1,650	$1.18	6d	1	1.25mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$1,994	$2.04	2d	1	1.36mi
605 Mayfield Dr Cleburne, TX	3.0	3.0	2140	$2,340	$1.09	44d	1	1.40mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,420	$1.50	2d	53	1.40mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	25d	1	1.41mi
1218 E James St Cleburne, TX	3.0	2.0	1335	$1,695	$1.27	44d	1	1.42mi
1434 Trail Creek Dr Cleburne, TX	3.0–4.0	2.0	2129	$2,350	$1.10	22d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $150,000 Active 49 DOM
2. 2026-06-17
   days on market $150,000 Active 48 DOM
3. 2026-06-16
   days on market $150,000 Active 47 DOM
4. 2026-06-15
   days on market $150,000 Active 46 DOM
5. 2026-06-13
   days on market $150,000 Active 44 DOM
6. 2026-06-09
   days on market $150,000 Active 40 DOM
7. 2026-06-08
   days on market $150,000 Active 39 DOM
8. 2026-06-07
   days on market $150,000 Active 38 DOM
9. 2026-06-04
   days on market $150,000 Active 35 DOM
10. 2026-06-03
    days on market $150,000 Active 34 DOM
11. 2026-06-02
    days on market $150,000 Active 33 DOM
12. 2026-06-01
    days on market $150,000 Active 32 DOM
13. 2026-05-31
    days on market $150,000 Active 31 DOM
14. 2026-04-30
    listed $150,000 Active 523-char remark
15. 2017-08-09
    soldstatus
16. 2017-08-08
    soldstatus Sold 252-char remark

    Show marketing remark (252 chars)

    Lots of space for the money! Fresh carpet and vinyl plank, fresh paint and a great floor plan! Split 3 bedroom with 2 full baths. two living areas and lots of space for parking. If you're looking for an investment property this has been a great rental!

17. 2017-07-10
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Lots of space for the money! Fresh carpet and vinyl plank, fresh paint and a great floor plan! Split 3 bedroom with 2 full baths. two living areas and lots of space for parking. If you're looking for an investment property this has been a great rental!

18. 2017-07-05
    historical Active Option Contract 252-char remark

    Show marketing remark (252 chars)

    Lots of space for the money! Fresh carpet and vinyl plank, fresh paint and a great floor plan! Split 3 bedroom with 2 full baths. two living areas and lots of space for parking. If you're looking for an investment property this has been a great rental!

19. 2017-07-03
    listed $85,000 Active 252-char remark

    Show marketing remark (252 chars)

    Lots of space for the money! Fresh carpet and vinyl plank, fresh paint and a great floor plan! Split 3 bedroom with 2 full baths. two living areas and lots of space for parking. If you're looking for an investment property this has been a great rental!

20. 2011-01-25
    historical
21. 2009-09-23
    listed $75,000 Active
22. 2006-08-14
    soldstatus
23. 2006-06-28
    historical
24. 2006-06-16
    listed $73,000
25. 2005-05-19
    soldstatus
26. 2005-05-17
    soldstatus
27. 2005-04-17
    historical
28. 2005-04-06
    listed $64,900

ⓘ 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: $3,021 · $252/mo
• Projected year-2 tax: $3,021 · $252/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $19,997
• − Mortgage interest: −$8,402
• − Property taxes: −$3,021
• − Insurance: −$750
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,364
• Taxable income: $261
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,525/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

+131.1% since first listed

15 events — show timeline

• 2026-04-30 Listed $150,000 NTREIS
• 2017-08-09 Sold (Public Records) — Public Records
• 2017-08-08 Sold (MLS) — NTREIS
• 2017-07-10 Pending — NTREIS
• 2017-07-05 Contingent — NTREIS
• 2017-07-03 Listed $85,000 NTREIS
• 2011-01-25 Listing Removed — NTREIS
• 2009-09-23 Listed $75,000 NTREIS
• 2006-08-14 Sold (MLS) — NTREIS
• 2006-06-28 Listing Removed — NTREIS
• 2006-06-16 Listed $73,000 NTREIS
• 2005-05-19 Sold (Public Records) — Public Records
• 2005-05-17 Sold (MLS) — NTREIS
• 2005-04-17 Listing Removed — NTREIS
• 2005-04-06 Listed $64,900 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $3,021 · +11.7% YoY. Source: county tax records.