1733 Colorado Dr · Burleson, TX 76028

$369,900

4 bd · 2.0 ba · 2,259 sqft · SingleFamily public records · 78 Days on market

Built 2007 7,187 sqft lot $164/sqft · 6% below area Est $395k · 6% under

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +10.3/15.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! Located in desirable Shannon Creek Estates with NO HOA! Close to dining, shopping and entertainment as well as access to HWY 35 or Chisolm Trail for commuting with ease. Step inside this amazing home showcasing Astons’ finest. Inviting you into this flowing floor plan, you are greeted with a fresh, bright and upgraded color pallet, new carpet and crisp decorative lighting. This open concept layout offers you entertaining potential complete with ample, rich, solid wood cabinets for storage, tons of counter top workspace and bonus window seat options for guests. The living and kitchen conjunction assures you do not miss out on enjoying family and friend time. Split bedrooms allow the adults their relaxation zone and the spacious secondary rooms offer the rest of the family privacy and comfort. Walk in closets, linen closets, and an overflow extra pantry are just a few of the optimal storage qualities offered. The 4th bedroom has the flexibility for an office space, flex space, workout room or more! Escape out back and enjoy the breathtaking Texas skies while starting your morning or ending your day-this tranquil place allows you to soak it all in, all year round. Complete with massive covered back patio, cafe lighting, shaded extended pergola- perfect for hosting any gathering or event. Plenty of room left for your creative touches or adding a pool. Some added upgrades are hot water heater replaced in 23 with option for lifetime warranty, roof replaced in 23, solar screens for added energy efficiency and HVAC has had internal parts updated in 26. The garage features an oversized bonus storage space toward the back. A remarkable move in ready home just waiting for the next family to make many memories. Well established neighborhood, landscaping and community. Schedule to see TODAY!

Key facts

• Walk in closets
• No hoa
• 7,187 sq ft lot

Tags

• NO HOA
• OPEN CONCEPT FLOORPLAN
• WALK IN CLOSETS
• MASSIVE COVERED BACK PATIO
• SHADED EXTENDED PERGOLA
• HOT WATER HEATER REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (7.6% below list).
• Recommended offer: $342k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Academy At Nola Dunn (math 52% / reading 59%, grade C, #587 of 4,322 statewide, top 14%, 675 students, 17% FRL); Hughes Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 944 students, 49% FRL); Burleson H S (math 29% / reading 51%, grade F, #809 of 1,632 statewide, top 50%, 1,761 students, 39% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 684 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 41% 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 $11k 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 78 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,872 (7.6% 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 78 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $394,687
• List price: $369,900
• Delta: -6.28%
• 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
424 Delaware St	0.27mi	4/2.5	2,280 (+1%)	3mo	$395,000	$173	81
1812 Colorado Ct	0.11mi	4/2.0	2,158 (-4%)	8mo	$385,000	$178	80
1667 Fraser Dr	0.32mi	4/2.0	2,167 (-4%)	4mo	$400,000	$185	75
1640 Yukon Dr	0.36mi	4/2.0	2,210 (-2%)	8mo	$385,000	$174	73
1663 Potomac Dr	0.21mi	4/2.0	2,022 (-10%)	4mo	$352,000	$174	70
1688 Laramie Ln	0.35mi	3/2.0 (-1)	2,138 (-5%)	3mo	$393,500	$184	67
1635 St Croix St	0.31mi	4/2.5	2,500 (+11%)	2mo	$399,000	$160	64
1683 Potomac Dr	0.15mi	4/2.0	1,946 (-14%)	8mo	$369,000	$190	63
1741 River Bend Rd	0.70mi	4/2.0	2,202 (-2%)	2mo	$379,500	$172	62
1728 Reverie Rd	0.62mi	5/3.0 (+1)	2,139 (-5%)	3mo	$379,035	$177	51
1375 Emily Ct	0.69mi	4/2.5	2,484 (+10%)	2mo	$335,000	$135	47
1733 Reverie Rd	0.62mi	3/2.0 (-1)	2,000 (-12%)	5mo	$374,900	$187	43

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-72,847
• Equity at exit: $55,153

10-year hold

• IRR: -16.8%
• Equity multiple: 0.12×
• Total profit: $-90,686
• Equity at exit: $31,982

Cash invested: $103,572 (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: 684
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,419 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$748 /mo · $8,976/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-141

Break-even live

Break-even rent $3,597

Max offer price $344,971

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-36	+0% $-141	+5% $-246	+10% $-351
Rent	-10% $-411	-5% $-276	+0% $-141	+5% $-6	+10% $129
Rate	-1.0pp $45	-0.5pp $-47	base $-141	+0.5pp $-237	+1.0pp $-334

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 Trinity St Burleson, TX	4.0	2.0	2213	$4,900	$2.21	4d	1	0.11mi
1349 Hillside Dr Burleson, TX	3.0	2.5	2322	$2,300	$0.99	46d	1	0.79mi
1433 Kramer Ct Burleson, TX	4.0	2.0	2099	$2,400	$1.14	0d	1	0.80mi
1420 Krista Dr Burleson, TX	4.0	2.5	2220	$2,395	$1.08	0d	1	0.89mi
1417 Erin Dr Burleson, TX	3.0	2.0	1725	$2,000	$1.16	9d	1	0.92mi
1432 Lauren Dr Burleson, TX	3.0	2.5	2180	$2,150	$0.99	0d	1	0.95mi
1340 Gayle St Burleson, TX	3.0	2.0	1665	$1,995	$1.20	9d	1	1.05mi
715 Daughters Dr Burleson, TX	3.0	2.5	2420	$2,345	$0.97	18d	1	1.10mi
501 Marybeth Dr Burleson, TX	4.0	2.0	1813	$2,270	$1.25	45d	1	1.11mi
817 Cathy Dr Burleson, TX	3.0	2.0	1674	$1,970	$1.18	45d	1	1.12mi
2435 Castle Pines Dr Burleson, TX	4.0	3.0	3064	$2,950	$0.96	0d	1	1.14mi
2516 Castle Pines Dr Unit 1287532P Burleson, TX	5.0	3.0	2507	$16,227	$6.47	23d	1	1.22mi
2516 Castle Pines Dr Burleson, TX	5.0	3.0	2518	$8,950	$3.55	26d	1	1.22mi

Listing history 24 events

1. 2026-06-21
   days on market $369,900 Active 78 DOM
2. 2026-06-18
   days on market $369,900 Active 75 DOM
3. 2026-06-17
   days on market $369,900 Active 74 DOM
4. 2026-06-16
   days on market $369,900 Active 73 DOM
5. 2026-06-15
   days on market $369,900 Active 72 DOM
6. 2026-06-13
   pricedays on market $369,900 Active 70 DOM
7. 2026-06-09
   days on market $378,500 Active 66 DOM
8. 2026-06-08
   days on market $378,500 Active 65 DOM
9. 2026-06-07
   days on market $378,500 Active 64 DOM
10. 2026-06-04
    days on market $378,500 Active 61 DOM
11. 2026-06-03
    days on market $378,500 Active 60 DOM
12. 2026-06-02
    days on market $378,500 Active 59 DOM
13. 2026-06-01
    days on market $378,500 Active 58 DOM
14. 2026-05-31
    pricedays on market $378,500 Active 57 DOM
15. 2026-05-14
    price $380,000 1841-char remark

    Show marketing remark (1841 chars)

    Welcome to your new home! Located in desirable Shannon Creek Estates with NO HOA! Close to dining, shopping and entertainment as well as access to HWY 35 or Chisolm Trail for commuting with ease. Step inside this amazing home showcasing Astons’ finest. Inviting you into this flowing floor plan, you are greeted with a fresh, bright and upgraded color pallet, new carpet and crisp decorative lighting. This open concept layout offers you entertaining potential complete with ample, rich, solid wood cabinets for storage, tons of counter top workspace and bonus window seat options for guests. The living and kitchen conjunction assures you do not miss out on enjoying family and friend time. Split bedrooms allow the adults their relaxation zone and the spacious secondary rooms offer the rest of the family privacy and comfort. Walk in closets, linen closets, and an overflow extra pantry are just a few of the optimal storage qualities offered. The 4th bedroom has the flexibility for an office space, flex space, workout room or more! Escape out back and enjoy the breathtaking Texas skies while starting your morning or ending your day-this tranquil place allows you to soak it all in, all year round. Complete with massive covered back patio, cafe lighting, shaded extended pergola- perfect for hosting any gathering or event. Plenty of room left for your creative touches or adding a pool. Some added upgrades are hot water heater replaced in 23 with option for lifetime warranty, roof replaced in 23, solar screens for added energy efficiency and HVAC has had internal parts updated in 26. The garage features an oversized bonus storage space toward the back. A remarkable move in ready home just waiting for the next family to make many memories. Well established neighborhood, landscaping and community. Schedule to see TODAY!

16. 2026-04-29
    price $385,000 1841-char remark

    Show marketing remark (1841 chars)

    Welcome to your new home! Located in desirable Shannon Creek Estates with NO HOA! Close to dining, shopping and entertainment as well as access to HWY 35 or Chisolm Trail for commuting with ease. Step inside this amazing home showcasing Astons’ finest. Inviting you into this flowing floor plan, you are greeted with a fresh, bright and upgraded color pallet, new carpet and crisp decorative lighting. This open concept layout offers you entertaining potential complete with ample, rich, solid wood cabinets for storage, tons of counter top workspace and bonus window seat options for guests. The living and kitchen conjunction assures you do not miss out on enjoying family and friend time. Split bedrooms allow the adults their relaxation zone and the spacious secondary rooms offer the rest of the family privacy and comfort. Walk in closets, linen closets, and an overflow extra pantry are just a few of the optimal storage qualities offered. The 4th bedroom has the flexibility for an office space, flex space, workout room or more! Escape out back and enjoy the breathtaking Texas skies while starting your morning or ending your day-this tranquil place allows you to soak it all in, all year round. Complete with massive covered back patio, cafe lighting, shaded extended pergola- perfect for hosting any gathering or event. Plenty of room left for your creative touches or adding a pool. Some added upgrades are hot water heater replaced in 23 with option for lifetime warranty, roof replaced in 23, solar screens for added energy efficiency and HVAC has had internal parts updated in 26. The garage features an oversized bonus storage space toward the back. A remarkable move in ready home just waiting for the next family to make many memories. Well established neighborhood, landscaping and community. Schedule to see TODAY!

17. 2026-04-03
    listed $390,000 Active 1841-char remark

    Show marketing remark (1841 chars)

    Welcome to your new home! Located in desirable Shannon Creek Estates with NO HOA! Close to dining, shopping and entertainment as well as access to HWY 35 or Chisolm Trail for commuting with ease. Step inside this amazing home showcasing Astons’ finest. Inviting you into this flowing floor plan, you are greeted with a fresh, bright and upgraded color pallet, new carpet and crisp decorative lighting. This open concept layout offers you entertaining potential complete with ample, rich, solid wood cabinets for storage, tons of counter top workspace and bonus window seat options for guests. The living and kitchen conjunction assures you do not miss out on enjoying family and friend time. Split bedrooms allow the adults their relaxation zone and the spacious secondary rooms offer the rest of the family privacy and comfort. Walk in closets, linen closets, and an overflow extra pantry are just a few of the optimal storage qualities offered. The 4th bedroom has the flexibility for an office space, flex space, workout room or more! Escape out back and enjoy the breathtaking Texas skies while starting your morning or ending your day-this tranquil place allows you to soak it all in, all year round. Complete with massive covered back patio, cafe lighting, shaded extended pergola- perfect for hosting any gathering or event. Plenty of room left for your creative touches or adding a pool. Some added upgrades are hot water heater replaced in 23 with option for lifetime warranty, roof replaced in 23, solar screens for added energy efficiency and HVAC has had internal parts updated in 26. The garage features an oversized bonus storage space toward the back. A remarkable move in ready home just waiting for the next family to make many memories. Well established neighborhood, landscaping and community. Schedule to see TODAY!

18. 2026-03-01
    historical
19. 2025-11-15
    price $380,000
20. 2025-09-16
    listed $390,000 Active
21. 2008-02-15
    soldstatus
22. 2007-12-30
    historical
23. 2007-07-17
    listed $168,760
24. 2007-04-25
    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: $8,976 · $748/mo
• Projected year-2 tax: $8,976 · $748/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 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: $41,025
• − Mortgage interest: −$20,720
• − Property taxes: −$8,976
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,282
• − Management: −$3,282
• − Depreciation: −$10,761
• Taxable loss: −$7,845
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $190/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

+125.2% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $380,000 NTREIS
• 2026-04-29 Price Changed $385,000 NTREIS
• 2026-04-03 Listed $390,000 NTREIS
• 2026-03-01 Listing Removed — NTREIS
• 2025-11-15 Price Changed $380,000 NTREIS
• 2025-09-16 Listed $390,000 NTREIS
• 2008-02-15 Sold (MLS) — NTREIS
• 2007-12-30 Listing Removed — NTREIS
• 2007-07-17 Listed $168,760 NTREIS
• 2007-04-25 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $8,976 · +8.2% YoY. Source: county tax records.