1203 N Anglin St · Cleburne, TX 76031

$150,000

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 42 Days on market

Built 1930 7,536 sqft lot Est $246k · 39% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

So many options. Full of possibilities and packed with potential, this 3-bedroom, 1-bath home in Cleburne can be yours. Whether you’re looking for your 1st home, wanting to down size or build your investor portfolio. This home is ready for a new owner to add their personal touch and restore its full sparkle. Home features a large kitchen. Utility room for full washer and dryer. Nice fenced backyard. Conveniently located near schools, parks, shopping, and downtown amenities. Home can also be packaged with 5 other homes that are offered for sale as well. All MLS# for properties offer for sale 21206881, 21211282, 21211302, 21214411. 21214430 and 21214445. Home and property are being sold

Key facts

• Large kitchen
• Fenced backyard
• 7,536 sq ft lot

Tags

• LARGE KITCHEN
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Accepts Cash, Conventional financing, and Owner will carry
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual gas meter; Curbs; Sidewalk
• Home design: Single family residence; Residential property; One story; Property is attached
• Construction: Built in 1930; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing; Interior lot

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Wall/window unit(s) for cooling; Natural gas heating; Space heater
• Interior features: Eat-in kitchen; One living area; One dining area; 3 total rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($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 8.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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→24/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 42 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: 1.08% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $246,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 N Anglin St	0.00mi	3/1.0	1,407 (0%)	1mo	$150,000	$107	95
1510 N Wilhite St	0.20mi	3/2.0	1,421 (+1%)	3mo	$249,000	$175	86
1802 N Wilhite St	0.37mi	3/2.0	1,364 (-3%)	2mo	$195,000	$143	76
1304 N Wood St	0.42mi	3/2.0	1,521 (+8%)	3mo	$65,000	$43	65
1512 N Anglin St	0.28mi	3/2.0	1,230 (-13%)	2mo	$219,000	$178	64
707 Cedar St	0.72mi	3/2.0	1,424 (+1%)	1mo	$269,000	$189	64
316 Liberty St	0.38mi	3/2.0	1,253 (-11%)	2mo	$285,000	$227	62
212 Preston Dr	0.35mi	3/2.0	1,220 (-13%)	1mo	$235,500	$193	61
603 Lilly St	0.73mi	3/1.0	1,371 (-3%)	0mo	$155,000	$113	58
906 N Wilhite St	0.40mi	3/2.0	1,219 (-13%)	3mo	$240,000	$197	57
822 N Robinson St	0.42mi	3/1.0	1,575 (+12%)	2mo	$100,000	$63	55
103 Myers Ave	0.60mi	3/1.5	1,229 (-13%)	2mo	$175,000	$142	47

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,996
• Equity at exit: $22,365

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $14,094
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$787
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $256

Break-even live

Break-even rent $1,302

Max offer price $150,000

Occupancy floor 79%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Ramsey St #124 Cleburne, TX	2.0	1.0	880	$1,050	$1.19	21d	1	0.17mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	43d	1	0.25mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	1d	1	0.33mi
1610 N Anglin St Cleburne, TX	3.0	1.0	900	$1,500	$1.67	18d	1	0.33mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	24d	1	0.47mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	43d	1	0.51mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	24d	1	0.51mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	2d	1	0.51mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	43d	1	0.52mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,581	$1.58	1d	5	0.55mi
404 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,249	$1.28	7d	1	0.57mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	43d	1	0.58mi
414 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,214	$1.26	1d	1	0.61mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	12d	1	0.67mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	24d	1	0.69mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	24d	1	0.70mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	6d	1	0.75mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	43d	1	0.77mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	24d	1	0.80mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	43d	1	0.85mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	24d	1	0.86mi
303 Eastland St Cleburne, TX	3.0	3.0	1254	$1,950	$1.56	43d	1	0.87mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	12d	1	0.91mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	24d	1	0.93mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	43d	1	0.94mi
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	43d	1	0.94mi
1904 Starling Ct Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	43d	1	0.95mi
1904 Starling Ct Unit 1 Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	20d	1	0.95mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	43d	1	1.02mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$2,605	$2.66	1d	1	1.05mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	7d	1	1.09mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	43d	1	1.10mi
413 Shaw St Cleburne, TX	4.0	2.0	1713	$2,100	$1.23	43d	1	1.12mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,420	$1.50	1d	53	1.12mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	43d	1	1.19mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	24d	1	1.24mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	24d	1	1.32mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	24d	1	1.33mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	43d	1	1.34mi
907 Hodge St Cleburne, TX	2.0	1.0	912	$1,450	$1.59	2d	1	1.38mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   historical Active Option Contract
3. 2026-03-20
   listed $150,000 Active

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$594/yr (+$50/mo · 27.6%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,506
• − Mortgage interest: −$8,402
• − Property taxes: −$2,151
• − Insurance: −$750
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,364
• Taxable income: $718
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,897/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

3 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-03-20 Listed $150,000 NTREIS

Property tax history

+3.1%/yr

Latest (2025): $2,151 · +1.5% YoY. Source: county tax records.