1629 American Dr · Cleburne, TX 76033

$91,995

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 168 Days on market

Built 2025 Excellent condition ↓ 3% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience upscale everyday living at Villas de Mariposas in Cleburne, Texas Travel's Best City of 2026-where modern comfort meets resort-style convenience. This modern, energy-efficient home offers approximately 1,216 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a uniquely designed split open-concept floor plan ideal for privacy and entertaining. Inside, enjoy divine sleek finishes, stylish appliances, abundant cabinetry, and thoughtfully designed details throughout. The spacious primary suite includes dual vanities and an oversized shower, while the laundry and utility room adds everyday convenience. Residents enjoy exclusive access to resort-style amenities, including a swimming pool, 24-hour fitness center, upscale clubhouse with coffee bar and gaming lounge, private playground, professionally landscaped grounds, and included lawn care services-all designed for a low-maintenance luxury lifestyle. Monthly lease fees include access to community amenities and professional property services for a seamless living experience. Flexible on-site financing and rent-to-own opportunities are available, with a dedicated on-site team ready to make the homebuying process simple and stress-free. Contact us today to schedule your private tour and ask about current promotions at Villas de Mariposas in award-winning Cleburne, TX.

Key facts

• Open-concept design
• Walk-in closet
• Soaker tub

Tags

• OPEN-CONCEPT DESIGN
• WALK-IN CLOSET
• SOAKER TUB
• SPACIOUS LAUNDRY AREA
• RESORT-STYLE AMENITIES
• 24-HOUR FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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-, schools F, amenities 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.
• Market conditions: Rents soft (-0.8%/yr); 660 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $80,955 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.84%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.07×
• Total profit: $27,612
• Equity at exit: $13,717

10-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $65,642
• Equity at exit: $7,954

Cash invested: $25,759 (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 76033

• Rents YoY: -0.8%
• Active inventory: 660
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $748

Break-even live

Break-even rent $805

Max offer price $91,995

Occupancy floor 52%

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: $22,999
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Park Blvd Cleburne, TX	3.0–4.0	2.0–3.0	1456	$1,795	$1.23	1d	22	0.14mi
1304 Berry Dr Cleburne, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.58mi
1211 Country Club Rd Cleburne, TX	2.0	1.0	994	$1,395	$1.40	24d	1	0.59mi
1410 Hyde Park Blvd Cleburne, TX	3.0	2.0	1528	$2,111	$1.38	1d	1	0.66mi
1404 Chaucer Dr Cleburne, TX	4.0	2.0	1797	$2,895	$1.61	1d	1	0.82mi
1502 Sharron Ct Unit A Cleburne, TX	2.0	2.0	1095	$1,400	$1.28	22d	1	0.83mi
1502 Sharron Ct Unit A Cleburne, TX	2.0	2.0	1100	$1,400	$1.27	24d	1	0.83mi
1203 Stonelake Dr Cleburne, TX	3.0	2.0	1550	$2,000	$1.29	4d	1	0.84mi
1211 Larkspur Ln Cleburne, TX	3.0	2.0	1797	$2,250	$1.25	1d	1	1.00mi

Listing history 7 events

1. 2026-06-02
   days on market $91,995 Active 168 DOM
2. 2026-06-01
   days on market $91,995 Active 167 DOM
3. 2026-05-31
   days on market $91,995 Active 166 DOM
4. 2026-05-19
   price $91,995 1342-char remark

   Show marketing remark (1342 chars)

   Experience upscale everyday living at Villas de Mariposas in Cleburne, Texas Travel's Best City of 2026-where modern comfort meets resort-style convenience. This modern, energy-efficient home offers approximately 1,216 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a uniquely designed split open-concept floor plan ideal for privacy and entertaining. Inside, enjoy divine sleek finishes, stylish appliances, abundant cabinetry, and thoughtfully designed details throughout. The spacious primary suite includes dual vanities and an oversized shower, while the laundry and utility room adds everyday convenience. Residents enjoy exclusive access to resort-style amenities, including a swimming pool, 24-hour fitness center, upscale clubhouse with coffee bar and gaming lounge, private playground, professionally landscaped grounds, and included lawn care services-all designed for a low-maintenance luxury lifestyle. Monthly lease fees include access to community amenities and professional property services for a seamless living experience. Flexible on-site financing and rent-to-own opportunities are available, with a dedicated on-site team ready to make the homebuying process simple and stress-free. Contact us today to schedule your private tour and ask about current promotions at Villas de Mariposas in award-winning Cleburne, TX.

5. 2026-01-28
   status Active 1342-char remark

   Show marketing remark (1342 chars)

   Experience upscale everyday living at Villas de Mariposas in Cleburne, Texas Travel's Best City of 2026-where modern comfort meets resort-style convenience. This modern, energy-efficient home offers approximately 1,216 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a uniquely designed split open-concept floor plan ideal for privacy and entertaining. Inside, enjoy divine sleek finishes, stylish appliances, abundant cabinetry, and thoughtfully designed details throughout. The spacious primary suite includes dual vanities and an oversized shower, while the laundry and utility room adds everyday convenience. Residents enjoy exclusive access to resort-style amenities, including a swimming pool, 24-hour fitness center, upscale clubhouse with coffee bar and gaming lounge, private playground, professionally landscaped grounds, and included lawn care services-all designed for a low-maintenance luxury lifestyle. Monthly lease fees include access to community amenities and professional property services for a seamless living experience. Flexible on-site financing and rent-to-own opportunities are available, with a dedicated on-site team ready to make the homebuying process simple and stress-free. Contact us today to schedule your private tour and ask about current promotions at Villas de Mariposas in award-winning Cleburne, TX.

6. 2026-01-27
   historical 1342-char remark

   Show marketing remark (1342 chars)

   Experience upscale everyday living at Villas de Mariposas in Cleburne, Texas Travel's Best City of 2026-where modern comfort meets resort-style convenience. This modern, energy-efficient home offers approximately 1,216 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a uniquely designed split open-concept floor plan ideal for privacy and entertaining. Inside, enjoy divine sleek finishes, stylish appliances, abundant cabinetry, and thoughtfully designed details throughout. The spacious primary suite includes dual vanities and an oversized shower, while the laundry and utility room adds everyday convenience. Residents enjoy exclusive access to resort-style amenities, including a swimming pool, 24-hour fitness center, upscale clubhouse with coffee bar and gaming lounge, private playground, professionally landscaped grounds, and included lawn care services-all designed for a low-maintenance luxury lifestyle. Monthly lease fees include access to community amenities and professional property services for a seamless living experience. Flexible on-site financing and rent-to-own opportunities are available, with a dedicated on-site team ready to make the homebuying process simple and stress-free. Contact us today to schedule your private tour and ask about current promotions at Villas de Mariposas in award-winning Cleburne, TX.

7. 2025-12-16
   listed $94,995 Active 1342-char remark

   Show marketing remark (1342 chars)

   Experience upscale everyday living at Villas de Mariposas in Cleburne, Texas Travel's Best City of 2026-where modern comfort meets resort-style convenience. This modern, energy-efficient home offers approximately 1,216 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a uniquely designed split open-concept floor plan ideal for privacy and entertaining. Inside, enjoy divine sleek finishes, stylish appliances, abundant cabinetry, and thoughtfully designed details throughout. The spacious primary suite includes dual vanities and an oversized shower, while the laundry and utility room adds everyday convenience. Residents enjoy exclusive access to resort-style amenities, including a swimming pool, 24-hour fitness center, upscale clubhouse with coffee bar and gaming lounge, private playground, professionally landscaped grounds, and included lawn care services-all designed for a low-maintenance luxury lifestyle. Monthly lease fees include access to community amenities and professional property services for a seamless living experience. Flexible on-site financing and rent-to-own opportunities are available, with a dedicated on-site team ready to make the homebuying process simple and stress-free. Contact us today to schedule your private tour and ask about current promotions at Villas de Mariposas in award-winning Cleburne, TX.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,015
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$2,676
• Taxable income: $7,984
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $7,057/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 95/100 None rehab

This move-in-ready manufactured home offers a modern, energy-efficient design with excellent curb appeal and no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New appliances — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Johnson County · 147,987 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 29,538
• Household income: $76,292
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 927.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Guatemala, Vietnam
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 2%

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: ▼ -202.75%
• Current HPI: 246.0029
• Rent YoY: ▼ -0.83%
• 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

-3.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $91,995 Zillow
• 2026-01-28 Relisted — Zillow
• 2026-01-27 Delisted — Zillow
• 2025-12-16 Listed $94,995 Zillow