707 S Robinson St · Cleburne, TX 76031

$169,000

3 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 167 Days on market

Built 1934 8,015 sqft lot $151/sqft · 16% below area Est $201k · 16% 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 +17.9/30.0
• ARV discount +14.8/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• 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 MLS

MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

Key facts

• Fully renovated
• New kitchen
• New bathrooms

Tags

• STAINLESS STEEL APPLIANCE
• FULLY RENOVATED
• NEW FLOOR
• NEW BATHROOMS
• NEW KITCHEN
• ACCENT BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.1% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Adams El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 431 students, 76% FRL); Lowell Smith Jr Middle (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 929 students, 68% FRL); Cleburne H S (math 46% / reading 38%, grade F, #730 of 1,632 statewide, top 47%, 1,976 students, 67% FRL).
• Market conditions: 338 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5k 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 167 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.94% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $201,479
• List price: $169,000
• Delta: -16.12%
• 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
408 W Wardville	0.60mi	3/1.0	1,137 (+2%)	12mo	$200,000	$176	59
807 E 2nd St	0.51mi	3/2.0	1,134 (+1%)	13mo	$199,999	$176	59
305 N Buffalo Ave	0.60mi	3/1.0	1,081 (-3%)	9mo	$120,000	$111	59
512 E Willingham St	0.61mi	2/2.0 (-1)	1,153 (+3%)	9mo	$209,000	$181	50
505 W Earl St	0.61mi	2/1.0 (-1)	1,224 (+9%)	2mo	$175,000	$143	49
517 Featherston St	0.73mi	3/2.0	1,047 (-6%)	7mo	$199,000	$190	45
603 W 2nd St	0.73mi	2/1.0 (-1)	1,016 (-9%)	7mo	$169,900	$167	40
602 W 2nd St	0.72mi	2/1.0 (-1)	1,067 (-5%)	16mo	$210,000	$197	40
212 W Brown St	0.65mi	3/1.0	1,268 (+13%)	9mo	$149,000	$118	40
412 W 4th St	0.65mi	2/1.0 (-1)	1,214 (+8%)	16mo	$209,000	$172	37
611 E Willingham St	0.66mi	3/1.0	996 (-11%)	18mo	$159,900	$161	36
1104 Prairie Ave	0.74mi	2/1.0 (-1)	952 (-15%)	9mo	$178,000	$187	28

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-18,336
• Equity at exit: $25,198

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,343
• Equity at exit: $14,612

Cash invested: $47,320 (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: 338
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$886
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $142

Break-even live

Break-even rent $1,407

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $238	-5% $190	+0% $142	+5% $94	+10% $47
Rent	-10% $17	-5% $80	+0% $142	+5% $205	+10% $268
Rate	-1.0pp $227	-0.5pp $185	base $142	+0.5pp $98	+1.0pp $54

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 W Westhill Dr Cleburne, TX	3.0	2.0	1040	$1,950	$1.88	45d	1	0.25mi
706 S Brazos Ave Unit B Cleburne, TX	4.0	2.0	1400	$1,800	$1.29	26d	1	0.41mi
318 College St Unit B Cleburne, TX	2.0	1.0	1256	$1,150	$0.92	26d	1	0.64mi
405 College St Cleburne, TX	3.0	2.0	1396	$1,650	$1.18	7d	1	0.67mi
431 N Wilhite St Unit 431 Cleburne, TX	2.0	1.0	750	$1,195	$1.59	21d	1	0.75mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	26d	1	0.76mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	45d	1	0.78mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,375	$1.91	4d	1	0.85mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,325	$1.84	45d	1	0.85mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,300	$1.81	8d	1	0.85mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	45d	1	0.86mi
807 W Smith St Cleburne, TX	3.0	2.0	1223	$1,845	$1.51	14d	1	0.91mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	45d	1	0.93mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	7d	1	0.95mi
910 Fuller Ave Unit C Cleburne, TX	3.0	2.0	1300	$1,650	$1.27	16d	1	0.98mi
910 Fuller Ave Unit A Cleburne, TX	3.0	2.0	1300	$1,650	$1.27	45d	1	1.01mi
909 W Wardville St Cleburne, TX	2.0	1.0	847	$1,350	$1.59	45d	1	1.01mi
907 Hodge St Cleburne, TX	2.0	1.0	912	$1,450	$1.59	4d	1	1.02mi
823 College St Cleburne, TX	2.0	1.0	944	$1,550	$1.64	7d	1	1.06mi
823 College St Cleburne, TX	2.0	1.0	944	$1,550	$1.64	18d	1	1.06mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	26d	1	1.12mi
1218 E James St Cleburne, TX	3.0	2.0	1335	$1,695	$1.27	45d	1	1.15mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	45d	1	1.18mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	14d	1	1.20mi
203 Willana Ct Cleburne, TX	3.0	2.0	1100	$1,700	$1.55	22d	1	1.21mi
301 Pearl St Cleburne, TX	3.0	2.0	1405	$1,900	$1.35	26d	1	1.26mi
1202 Spell Ave Cleburne, TX	3.0	2.0	1482	$1,850	$1.25	14d	1	1.29mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	26d	1	1.30mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	4d	1	1.30mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	45d	1	1.30mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	1.30mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	26d	1	1.33mi
1302 Berry Dr Unit A Cleburne, TX	2.0	1.0	861	$1,400	$1.63	45d	1	1.39mi
1304 Berry Dr Cleburne, TX	2.0	1.0	900	$1,200	$1.33	22d	1	1.40mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	45d	1	1.44mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	45d	1	1.46mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.46mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.48mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	45d	1	1.50mi

Listing history 37 events

1. 2026-06-21
   days on market $169,000 Active 167 DOM
2. 2026-06-18
   days on market $169,000 Active 164 DOM
3. 2026-06-17
   days on market $169,000 Active 163 DOM
4. 2026-06-16
   days on market $169,000 Active 162 DOM
5. 2026-06-15
   days on market $169,000 Active 161 DOM
6. 2026-06-13
   days on market $169,000 Active 159 DOM
7. 2026-06-09
   days on market $169,000 Active 155 DOM
8. 2026-06-08
   days on market $169,000 Active 154 DOM
9. 2026-06-07
   days on market $169,000 Active 153 DOM
10. 2026-06-04
    days on market $169,000 Active 150 DOM
11. 2026-06-03
    days on market $169,000 Active 149 DOM
12. 2026-06-02
    days on market $169,000 Active 148 DOM
13. 2026-06-01
    days on market $169,000 Active 147 DOM
14. 2026-05-31
    days on market $169,000 Active 146 DOM
15. 2026-02-25
    price $169,000 462-char remark

    Show marketing remark (462 chars)

    MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

16. 2026-02-11
    price $175,000 462-char remark

    Show marketing remark (462 chars)

    MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

17. 2026-01-29
    price $180,000 462-char remark

    Show marketing remark (462 chars)

    MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

18. 2026-01-22
    price $183,000 462-char remark

    Show marketing remark (462 chars)

    MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

19. 2026-01-05
    listed $184,000 Active 462-char remark

    Show marketing remark (462 chars)

    MOTIVATED SELLER. Bring your offer. Beautiful 2 Bed 1.5 bath home with stainless steel appliance. Fully renovated with new floor and paint. Brand new bathrooms and kitchen with accent backsplash. The house boast a high ceiling all over with open and spacious floorplan. Nice front porch overlooking a grand tree that provides awesome shade. It has a brand new 30yr roof. A huge backyard with metal framing for car port. It is a must see and make it as your home.

20. 2024-09-30
    historical
21. 2024-06-12
    price $184,000
22. 2024-06-07
    status Active
23. 2024-05-18
    price $189,000
24. 2024-05-09
    listed $195,000 Active
25. 2021-12-01
    soldstatus
26. 2021-03-18
    soldstatus Sold
27. 2021-03-18
    soldstatus
28. 2021-03-10
    status Pending
29. 2021-03-09
    price $99,000
30. 2021-02-25
    price $105,000
31. 2021-02-01
    status Active
32. 2021-01-28
    historical Active Option Contract
33. 2021-01-25
    price $110,000
34. 2020-12-03
    listed $120,000 Active
35. 2020-02-04
    soldstatus
36. 2007-12-07
    soldstatus
37. 1999-09-08
    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: $1,860 · $155/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,233/yr (+$103/mo · 66.3%)

ⓘ 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 · 23 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: $19,047
• − Mortgage interest: −$9,467
• − Property taxes: −$1,860
• − Insurance: −$845
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,916
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,968/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

+40.8% since first listed

23 events — show timeline

• 2026-02-25 Price Changed $169,000 NTREIS
• 2026-02-11 Price Changed $175,000 NTREIS
• 2026-01-29 Price Changed $180,000 NTREIS
• 2026-01-22 Price Changed $183,000 NTREIS
• 2026-01-05 Listed $184,000 NTREIS
• 2024-09-30 Listing Removed — NTREIS
• 2024-06-12 Price Changed $184,000 NTREIS
• 2024-06-07 Relisted — NTREIS
• 2024-05-18 Price Changed $189,000 NTREIS
• 2024-05-09 Listed $195,000 NTREIS
• 2021-12-01 Sold (Public Records) — Public Records
• 2021-03-18 Sold (Public Records) — Public Records
• 2021-03-18 Sold (MLS) — NTREIS
• 2021-03-10 Pending — NTREIS
• 2021-03-09 Price Changed $99,000 NTREIS
• 2021-02-25 Price Changed $105,000 NTREIS
• 2021-02-01 Relisted — NTREIS
• 2021-01-28 Contingent — NTREIS
• 2021-01-25 Price Changed $110,000 NTREIS
• 2020-12-03 Listed $120,000 NTREIS
• 2020-02-04 Sold (Public Records) — Public Records
• 2007-12-07 Sold (Public Records) — Public Records
• 1999-09-08 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,860 · +1.5% YoY. Source: county tax records.