561 NW Douglas St · Burleson, TX 76028

$135,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 7 Days on market

Built 1970 8,668 sqft lot $106/sqft · 42% below area Est $232k · 42% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +7.7/10.0
• 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

This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

Key facts

• Large lot
• Storage shed
• 8,668 sq ft lot

Tags

• LARGE LOT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.6% 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); 679 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 5.7

CMA / ARV

• ARV (median comp): $231,994
• List price: $135,000
• Delta: -41.81%
• 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
318 NE Michael Dr	0.10mi	3/2.0	1,206 (-5%)	4mo	$175,000	$145	84
405 Marion Ln	0.24mi	3/2.0	1,170 (-8%)	2mo	$163,000	$139	74
102 NE Murphy Rd	0.39mi	3/1.0	1,350 (+6%)	1mo	$218,000	$161	67
841 Park Meadow Ln	0.54mi	3/2.0	1,187 (-6%)	0mo	$270,000	$227	64
219 Murphy Rd	0.64mi	3/1.5	1,264 (-0%)	6mo	$199,900	$158	63
128 NW Lorna St	0.68mi	4/2.0 (+1)	1,300 (+2%)	0mo	$259,000	$199	59
508 Arbor Ln	0.59mi	3/2.0	1,191 (-6%)	4mo	$259,999	$218	59
929 Meadowcrest Dr	0.64mi	3/2.0	1,352 (+7%)	7mo	$265,000	$196	53
516 Renfro St	0.37mi	3/1.0	1,100 (-13%)	4mo	$215,000	$195	53
200 SW Moody St	0.55mi	3/1.5	1,143 (-10%)	4mo	$165,000	$144	53
216 Laura Dr	0.62mi	3/2.0	1,434 (+13%)	3mo	$279,900	$195	46
709 Stonebrooke Dr	0.69mi	3/2.0	1,456 (+15%)	2mo	$250,000	$172	41

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,261
• Equity at exit: $20,129

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $6,696
• Equity at exit: $11,672

Cash invested: $37,800 (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: 679
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$708
• Tax from tax record: −$532 /mo · $6,386/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $263

Break-even live

Break-even rent $1,641

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 NW Lorna St Burleson, TX	3.0	2.0	1381	$1,800	$1.30	43d	1	0.26mi
409 Oxford St Burleson, TX	3.0	2.0	1402	$1,995	$1.42	43d	1	0.26mi
532 NW King St Burleson, TX	3.0	1.0	1300	$1,550	$1.19	43d	1	0.29mi
109 SW Cindy Ln Burleson, TX	3.0	1.0	1276	$1,700	$1.33	43d	1	0.41mi
112 SW Murphy Rd Burleson, TX	3.0	2.0	1210	$1,850	$1.53	2d	1	0.47mi
344 NW Renfro St Burleson, TX	3.0	1.0	1026	$1,580	$1.54	24d	1	0.49mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	12d	1	0.68mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	16d	1	0.68mi
828 Vicksburg Ln Burleson, TX	3.0	2.0	1241	$2,000	$1.61	43d	1	0.73mi
900 Vicksburg Ln Burleson, TX	4.0	2.0	1744	$2,215	$1.27	7d	1	0.73mi
125 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1671	$2,200	$1.32	24d	1	0.80mi
121 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1690	$2,500	$1.48	24d	1	0.80mi
1120 Highcrest Dr Burleson, TX	3.0	2.0	1462	$2,100	$1.44	16d	1	0.87mi
812 Walnut St Burleson, TX	3.0	2.0	1192	$1,750	$1.47	18d	1	0.89mi
905 Chestnut Ave Burleson, TX	3.0	2.0	1855	$2,190	$1.18	43d	1	0.95mi
772 Hampshire Dr Burleson, TX	3.0	2.0	1210	$2,350	$1.94	43d	1	1.00mi
200 Village Creek Pkwy Unit 2121 Burleson, TX	2.0	2.0	1051	$1,486	$1.41	22d	1	1.15mi
200 Village Creek Pkwy Unit 257 Burleson, TX	2.0	2.0	1051	$1,527	$1.45	12d	1	1.15mi
357 Coral Vine Ln Burleson, TX	4.0	2.0	1846	$2,400	$1.30	43d	1	1.18mi
829 Beaver Creek Dr Burleson, TX	4.0	2.0	1864	$2,400	$1.29	10d	1	1.21mi
200 Village Creek Pkwy Unit 223 Burleson, TX	2.0	2.0	1051	$1,645	$1.57	2d	1	1.21mi
236 S Scott St Burleson, TX	3.0	2.0	1250	$1,780	$1.42	12d	1	1.22mi
621 Barkridge Trl Burleson, TX	3.0	2.0	1444	$2,000	$1.39	12d	1	1.22mi
200 Village Creek Pkwy Burleson, TX	1.0–2.0	1.0–2.0	905	$1,852	$2.05	20d	11	1.25mi
444 E Renfro St Burleson, TX	1.0–3.0	1.0–2.0	1094	$2,250	$2.06	1d	1	1.26mi
1412 Anna Lea Ln Burleson, TX	3.0	2.0	1293	$1,925	$1.49	3d	1	1.26mi
450 E Renfro St Burleson, TX	3.0	2.0	1413	$2,135	$1.51	43d	1	1.26mi
329 SE Robert St Burleson, TX	3.0	1.5	1644	$2,100	$1.28	43d	1	1.27mi
329 Indian Blanket Dr Burleson, TX	3.0	2.0	1799	$2,100	$1.17	22d	1	1.29mi
812 NW Summercrest Blvd Apt B Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	1.30mi
12733 Seton Ln Burleson, TX	2.0	1.0–2.0	687	$1,549	$2.25	2d	13	1.32mi
NW Summercrest Blvd Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	1.32mi
12605 Vantage Pkwy Burleson, TX	1.0–2.0	1.0–2.0	800	$2,023	$2.53	15d	1	1.42mi
812 Sierra Cir Burleson, TX	4.0	2.0	1818	$2,300	$1.27	43d	1	1.42mi
105 SE Gardens Blvd Apt 112 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	7d	1	1.42mi
105 SE Gardens Blvd Apt 108 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	24d	1	1.43mi
207 Stefanie St Burleson, TX	3.0	2.0	1145	$1,695	$1.48	24d	1	1.43mi
716 SW Sunset Ln Burleson, TX	3.0	1.0	1018	$1,725	$1.69	43d	1	1.46mi

Listing history 21 events

1. 2026-05-06
   status Pending 100-char remark

   Show marketing remark (100 chars)

   This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

2. 2026-05-02
   price $135,000 100-char remark

   Show marketing remark (100 chars)

   This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

3. 2026-05-01
   status Active 100-char remark

   Show marketing remark (100 chars)

   This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

4. 2026-03-02
   status Pending 100-char remark

   Show marketing remark (100 chars)

   This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

5. 2026-02-27
   listed $100,000 Active 100-char remark

   Show marketing remark (100 chars)

   This home has been beautiful, and with a little TLC it can be again! Large lot with a storage shed.

6. 2018-06-20
   soldstatus
7. 2018-06-14
   soldstatus Sold 395-char remark

   Show marketing remark (395 chars)

   MOVE IN READY!!! IMMACULATE!!! 3-2-2 Home On A Large Corner Lot! Side Entry 2 Car Garage. Privacy Fence With Gate On The Side. Big Covered Patio With Ceiling Fan. Landscaped. Roomy Shed With Electricity. Extra Room Used As A Dining Room. Stainless Steeel Appliances. Ceiling Fans Throughout. New Windows. Blinds, Curtain Rods and Curtains Stay. VERY WELL KEPT!!! COME SEE IT TODAY!!

8. 2018-05-24
   status Pending 395-char remark

   Show marketing remark (395 chars)

   MOVE IN READY!!! IMMACULATE!!! 3-2-2 Home On A Large Corner Lot! Side Entry 2 Car Garage. Privacy Fence With Gate On The Side. Big Covered Patio With Ceiling Fan. Landscaped. Roomy Shed With Electricity. Extra Room Used As A Dining Room. Stainless Steeel Appliances. Ceiling Fans Throughout. New Windows. Blinds, Curtain Rods and Curtains Stay. VERY WELL KEPT!!! COME SEE IT TODAY!!

9. 2018-05-17
   historical Active Option Contract 395-char remark

   Show marketing remark (395 chars)

   MOVE IN READY!!! IMMACULATE!!! 3-2-2 Home On A Large Corner Lot! Side Entry 2 Car Garage. Privacy Fence With Gate On The Side. Big Covered Patio With Ceiling Fan. Landscaped. Roomy Shed With Electricity. Extra Room Used As A Dining Room. Stainless Steeel Appliances. Ceiling Fans Throughout. New Windows. Blinds, Curtain Rods and Curtains Stay. VERY WELL KEPT!!! COME SEE IT TODAY!!

10. 2018-05-11
    listed $170,000 Active 395-char remark

    Show marketing remark (395 chars)

    MOVE IN READY!!! IMMACULATE!!! 3-2-2 Home On A Large Corner Lot! Side Entry 2 Car Garage. Privacy Fence With Gate On The Side. Big Covered Patio With Ceiling Fan. Landscaped. Roomy Shed With Electricity. Extra Room Used As A Dining Room. Stainless Steeel Appliances. Ceiling Fans Throughout. New Windows. Blinds, Curtain Rods and Curtains Stay. VERY WELL KEPT!!! COME SEE IT TODAY!!

11. 2016-02-10
    soldstatus Sold
12. 2016-02-09
    soldstatus
13. 2016-02-03
    status Pending
14. 2016-01-06
    historical Active Option Contract
15. 2015-12-12
    status Pending
16. 2015-12-02
    historical Active Option Contract
17. 2015-11-28
    listed $116,500 Active
18. 2015-08-20
    soldstatus
19. 2015-08-18
    soldstatus Sold
20. 2015-08-12
    status Pending
21. 2015-08-10
    listed $60,000 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: $6,386 · $532/mo
• Projected year-2 tax: $6,386 · $532/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,688
• − Mortgage interest: −$7,562
• − Property taxes: −$6,386
• − Insurance: −$675
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$3,927
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,834/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 (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

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 · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

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

+125.0% since first listed

21 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-05-02 Price Changed $135,000 NTREIS
• 2026-05-01 Relisted — NTREIS
• 2026-03-02 Pending — NTREIS
• 2026-02-27 Listed $100,000 NTREIS
• 2018-06-20 Sold (Public Records) — Public Records
• 2018-06-14 Sold (MLS) — NTREIS
• 2018-05-24 Pending — NTREIS
• 2018-05-17 Contingent — NTREIS
• 2018-05-11 Listed $170,000 NTREIS
• 2016-02-10 Sold (MLS) — NTREIS
• 2016-02-09 Sold (Public Records) — Public Records
• 2016-02-03 Pending — NTREIS
• 2016-01-06 Contingent — NTREIS
• 2015-12-12 Pending — NTREIS
• 2015-12-02 Contingent — NTREIS
• 2015-11-28 Listed $116,500 NTREIS
• 2015-08-20 Sold (Public Records) — Public Records
• 2015-08-18 Sold (MLS) — NTREIS
• 2015-08-12 Pending — NTREIS
• 2015-08-10 Listed $60,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $6,386 · +1.7% YoY. Source: county tax records.