220 N Commerce St · Burleson, TX 76028

$127,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 97 Days on market

Built 1958 5,750 sqft lot $212/sqft · 19% below area Est $156k · 19% under ↓ 12% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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

CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

Key facts

• 5,750 sq ft lot
• Built 1958
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 687 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent is only 16% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 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 97 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1958 — 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. 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: 1.08% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $156,275
• List price: $127,000
• Delta: -18.73%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 N Commerce St	0.00mi	1/1.0	600 (0%)	0mo	$127,000	$212	100

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,408
• Equity at exit: $18,936

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $10,268
• Equity at exit: $10,981

Cash invested: $35,560 (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: 687
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$666
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $265

Break-even live

Break-even rent $1,036

Max offer price $127,000

Occupancy floor 76%

Sensitivity live

Price	-10% $336	-5% $301	+0% $265	+5% $229	+10% $193
Rent	-10% $156	-5% $210	+0% $265	+5% $319	+10% $373
Rate	-1.0pp $329	-0.5pp $297	base $265	+0.5pp $232	+1.0pp $198

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 N Main St Unit 2303 Burleson, TX	1.0	1.0	720	$1,399	$1.94	23d	1	0.15mi
125 N Main St Unit 1503 Burleson, TX	1.0	1.0	700	$1,350	$1.93	45d	1	0.15mi
200 Village Creek Pkwy Unit 215 Burleson, TX	1.0	1.0	644	$1,358	$2.11	0d	1	0.49mi
200 Village Creek Pkwy Unit 221 Burleson, TX	1.0	1.0	644	$1,293	$2.01	14d	1	0.49mi
200 Village Creek Pkwy Burleson, TX	1.0	1.0	644	$1,288	$2.00	14d	1	0.58mi
200 Village Creek Pkwy Burleson, TX	1.0–2.0	1.0–2.0	905	$1,377	$1.52	22d	11	0.58mi
406 SW Gordon St Burleson, TX	1.0	1.0	525	$1,049	$2.00	45d	1	0.76mi
400 SW Gordon St Burleson, TX	—	1.0	420	$814	$1.94	45d	1	0.86mi

Listing history 9 events

1. 2026-05-16
   historical Active Contingent 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

2. 2026-05-12
   price $135,900 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

3. 2026-04-07
   status Active 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

4. 2026-04-06
   historical Active Option Contract 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

5. 2026-03-28
   price $139,900 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

6. 2026-03-13
   price $145,000 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

7. 2026-02-18
   listed $155,000 Active 1205-char remark

   Show marketing remark (1205 chars)

   CHARMING DOWNTOWN BURLESON BUNGALOW– Walkable, Updated, and Full of Potential! Don’t miss this adorable 1-bedroom, 1-bath bungalow perfectly positioned in the heart of downtown Burleson, just steps from local dining, shopping, and vibrant nightlife. This inviting home offers 600 square feet of thoughtfully designed living space, making it ideal for first-time buyers, investors, or anyone looking to downsize without sacrificing location. Inside, you’ll find fresh interior paint, beautifully refurbished hardwood floors, and a cozy living room that welcomes you in. The eat-in kitchen provides a functional and comfortable space for everyday living, while the bonus utility room off the bedroom offers the perfect setup for a washer and dryer—adding both convenience and value. With its unbeatable location, low-maintenance footprint, and charming character, this home is a rare find at an approachable price point. Whether you're looking to build your investment portfolio or settle into a walkable lifestyle, this property checks all the boxes. Come see it in person—you’ll fall in love the moment you step inside! Title has been opened with Designated Title.

8. 2010-02-05
   soldstatus
9. 1991-03-20
   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: $1,191 · $99/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,134/yr (+$94/mo · 95.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $16,446
• − Mortgage interest: −$7,114
• − Property taxes: −$1,191
• − Insurance: −$635
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,695
• Taxable income: $1,180
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,891/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

-12.3% since first listed

9 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-05-12 Price Changed $135,900 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-04-06 Contingent — NTREIS
• 2026-03-28 Price Changed $139,900 NTREIS
• 2026-03-13 Price Changed $145,000 NTREIS
• 2026-02-18 Listed $155,000 NTREIS
• 2010-02-05 Sold (Public Records) — Public Records
• 1991-03-20 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,191 · +3.0% YoY. Source: county tax records.