Cypress Plan · Burleson, TX 76028

$411,990

4 bd · 2.0 ba · 2,034 sqft · SingleFamily · 560 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Classic Series Cypress floor plan is a single-story home with 4 bedrooms and 2 bathrooms. Features of this plan include a covered porch, formal dining, large family room, study, open kitchen with custom cabinets and island, and a primary suite with a walk-in closet and garden tub. Contact us or visit our model home for more information about building this plan.

Key facts

• Covered porch
• Formal dining
• Large family room

Tags

• COVERED PORCH
• FORMAL DINING
• LARGE FAMILY ROOM
• OPEN KITCHEN
• CUSTOM CABINETS
• WALK-IN CLOSET

🏗️ New construction. The $411,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $447,456.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $412k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (35.7% below list).
• Recommended offer: $265k (35.7% below list) — sets the bar for 1% rule.

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.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Joshua El (math 66% / reading 69%, grade B+, #189 of 4,322 statewide, top 5%, 683 students, 28% FRL); R C Loflin Middle (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 730 students, 55% FRL); Joshua H S (math 67% / reading 15%, grade F, #774 of 1,632 statewide, top 49%, 1,242 students, 44% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 560 days — a 12% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $264,713 (35.7% 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. It's been on market 560 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $447,456
• List price: $411,990
• Delta: -7.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 Cherry Hills Ln	0.41mi	4/2.0	2,068 (+2%)	8mo	$325,000	$157	71
301 Aurora Hills Trl	0.24mi	3/2.5 (-1)	2,098 (+3%)	8mo	$424,900	$203	70
352 Alina Dr	0.11mi	3/2.5 (-1)	2,278 (+12%)	1mo	$469,990	$206	67
340 Alina St	0.11mi	3/2.5 (-1)	2,253 (+11%)	5mo	$439,900	$195	65
2608 Lila	0.18mi	4/3.0	2,275 (+12%)	6mo	$444,990	$196	63
320 Ben Thomas St	0.20mi	4/2.0	2,336 (+15%)	6mo	$415,000	$178	61
2729 Ben Thomas St	0.27mi	3/2.5 (-1)	2,253 (+11%)	3mo	$417,500	$185	60
2617 Lila St	0.20mi	3/2.5 (-1)	2,255 (+11%)	8mo	$413,900	$184	59
2525 Greenhaven Dr	0.73mi	4/2.0	2,135 (+5%)	5mo	$322,000	$151	53
515 Deerwood Dr	0.68mi	4/2.0	2,184 (+7%)	7mo	$325,000	$149	50
2409 Sunset Ln	0.64mi	4/2.0	1,815 (-11%)	3mo	$349,500	$193	50
440 Wildwood Ln	0.69mi	3/2.0 (-1)	1,854 (-9%)	8mo	$174,900	$94	42

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: -34.8%
• Equity multiple: -0.11×
• Total profit: $-139,434
• Equity at exit: $66,717

10-year hold

• IRR: -53.7%
• Equity multiple: -0.73×
• Total profit: $-216,206
• Equity at exit: $38,688

Cash invested: $125,288 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 6 under contract
• Months of supply: 15.5 mo (6%/mo absorbed)
• Median asking: $431,990 ($191/sqft)
• Median days on market: 53 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76028

• Home prices YoY: -33.4%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$2,347
• Tax est. 1.5%: −$559 /mo · $6,712/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-1,001

Break-even live

Break-even rent $3,914

Max offer price $302,605

Occupancy floor —

Sensitivity live

Price	-10% $-692	-5% $-846	+0% $-1,001	+5% $-1,156	+10% $-1,310
Rent	-10% $-1,210	-5% $-1,106	+0% $-1,001	+5% $-896	+10% $-792
Rate	-1.0pp $-776	-0.5pp $-887	base $-1,001	+0.5pp $-1,117	+1.0pp $-1,235

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: $111,864
• Closing costs: $13,424
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Castle Pines Dr Burleson, TX	4.0	2.0	1939	$2,260	$1.17	0d	1	0.23mi
2516 Castle Pines Dr Burleson, TX	5.0	3.0	2518	$8,950	$3.55	73d	1	0.24mi
2516 Castle Pines Dr Unit 1287532P Burleson, TX	5.0	3.0	2507	$16,227	$6.47	71d	1	0.24mi
2740 Lisa Maria St Burleson, TX	4.0	2.0	1840	$2,900	$1.58	2d	1	0.27mi
2513 Buffalo Run Burleson, TX	3.0	2.0	1429	$1,920	$1.34	93d	1	0.32mi
2752 Elmwood Dr Burleson, TX	4.0	2.0	2032	$2,800	$1.38	93d	1	0.39mi
2816 Oakdale Dr Burleson, TX	3.0	2.0	1763	$2,300	$1.30	28d	1	0.69mi
2816 Oakdale Dr Burleson, TX	3.0	2.0	1763	$2,300	$1.30	31d	1	0.69mi
1733 Trinity St Burleson, TX	4.0	2.0	2213	$4,900	$2.21	52d	1	1.27mi
1060 Wildwood Dr Joshua, TX	3.0	2.0	2267	$3,166	$1.40	1d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $411,990 Active 560 DOM
2. 2026-08-06
   days on market $411,990 Active 558 DOM
3. 2026-08-05
   days on market $411,990 Active 557 DOM
4. 2026-08-04
   days on market $411,990 Active 556 DOM
5. 2026-08-03
   days on market $411,990 Active 555 DOM
6. 2026-07-31
   days on market $411,990 Active 552 DOM
7. 2026-07-30
   days on market $411,990 Active 550 DOM
8. 2026-07-28
   days on market $411,990 Active 549 DOM
9. 2026-07-26
   days on market $411,990 Active 547 DOM
10. 2026-07-24
    days on market $411,990 Active 545 DOM
11. 2026-07-23
    days on market $411,990 Active 544 DOM
12. 2026-07-22
    days on market $411,990 Active 543 DOM
13. 2026-07-21
    days on market $411,990 Active 542 DOM
14. 2026-07-20
    days on market $411,990 Active 541 DOM
15. 2026-07-18
    days on market $411,990 Active 539 DOM
16. 2026-07-18
    days on market $411,990 Active 538 DOM
17. 2026-07-16
    days on market $411,990 Active 537 DOM
18. 2026-07-15
    days on market $411,990 Active 536 DOM
19. 2026-07-14
    days on market $411,990 Active 535 DOM
20. 2026-07-13
    days on market $411,990 Active 534 DOM
21. 2026-07-13
    days on market $411,990 Active 533 DOM
22. 2026-07-11
    days on market $411,990 Active 532 DOM
23. 2026-07-10
    days on market $411,990 Active 531 DOM
24. 2026-07-09
    days on market $411,990 Active 530 DOM
25. 2026-07-07
    days on market $411,990 Active 528 DOM
26. 2026-07-06
    days on market $411,990 Active 527 DOM
27. 2026-07-06
    days on market $411,990 Active 526 DOM
28. 2026-07-05
    days on market $411,990 Active 525 DOM
29. 2026-07-03
    days on market $411,990 Active 524 DOM
30. 2026-07-02
    days on market $411,990 Active 523 DOM
31. 2026-07-01
    days on market $411,990 Active 522 DOM
32. 2026-06-30
    days on market $411,990 Active 521 DOM
33. 2026-06-29
    days on market $411,990 Active 520 DOM
34. 2026-06-28
    days on market $411,990 Active 519 DOM
35. 2026-06-27
    days on market $411,990 Active 518 DOM
36. 2026-06-26
    days on market $411,990 Active 517 DOM
37. 2026-06-24
    days on market $411,990 Active 515 DOM
38. 2026-06-22
    days on market $411,990 Active 513 DOM
39. 2026-06-21
    days on market $411,990 Active 512 DOM
40. 2026-06-18
    days on market $411,990 Active 509 DOM
41. 2026-06-17
    days on market $411,990 Active 508 DOM
42. 2026-06-16
    days on market $411,990 Active 507 DOM
43. 2026-06-15
    days on market $411,990 Active 506 DOM
44. 2026-06-13
    days on market $411,990 Active 504 DOM
45. 2026-06-09
    days on market $411,990 Active 500 DOM
46. 2026-06-08
    days on market $411,990 Active 499 DOM
47. 2026-06-07
    days on market $411,990 Active 498 DOM
48. 2026-06-04
    days on market $411,990 Active 495 DOM
49. 2026-06-03
    days on market $411,990 Active 494 DOM
50. 2026-06-02
    days on market $411,990 Active 493 DOM

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

Taxation est. · year 1

• Rental income: $31,766
• − Mortgage interest: −$25,064
• − Property taxes: −$6,712
• − Insurance: −$2,237
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$13,017
• Taxable loss: −$20,347
• Est. tax savings @ 24.0%: +$4,883
• After-tax cash flow: $-7,129/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in Cypress, TX, is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers and renters ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary North Joshua El B+ TX #189/4,322 Nat'l #4,272/41,679 Middle R C Loflin Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Joshua H S F TX #774/1,632 Nat'l #7,961/17,239

Schools (NCES district)

• District: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 of 826 in TX

B Composite livability gradescore 79/100

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 · 179,678 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: 8% of renters

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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%

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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%

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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

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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

+0.0% since first listed

2 events — show timeline

• 2025-01-25 Listed $411,990 Zillow
• 2024-12-30 Listed $411,990 Zillow