625 NW Renfro St · Burleson, TX 76028

$350,000

4 bd · 2.0 ba · 2,498 sqft · MultiFamily public records · 42 Days on market

Built 1979 8,146 sqft lot $140/sqft · 24% below area Est $462k · 24% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

Key facts

• 8,146 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: No municipal utility district; Dock and horse not permitted
• Financial info: Gross annual income: $26,400; Gross annual expenses: $9,155; Net operating income: $17,245; Capitalization rate: 4.93%; Tenancy: Month-to-month; Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: 2 parking spaces; 2-car garage
• Security: Other security features
• Utilities: City water; City sewer; Curbs
• Home design: Residential income property; Duplex; Two-story
• Construction: Brick and stucco construction; Composition roof; Slab foundation; Built in 1979
• Exterior features: Chain link fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Other
• Bathrooms: 4 total bathrooms (2 full, 2 half)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Two levels; Wood-burning fireplace; Carpet and other flooring; Other interior features
• Laundry & utility: Laundry/utility details not provided

🏷️ Possibly a rental listed for sale. The $350,000 price doesn't fit this home's estimated sale value (~$461,911) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Mound El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 452 students, 57% FRL) — zoned schools average 57% FRL vs 32% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $10k 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 ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (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 1979 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $461,911
• List price: $350,000
• Delta: -24.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-39,390
• Equity at exit: $52,186

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-23,486
• Equity at exit: $30,262

Cash invested: $98,000 (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 76028

• Home prices YoY: -33.4%
• Rents YoY: 1.8%
• Active inventory: 679
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$497 /mo · $5,959/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $338

Break-even live

Break-even rent $3,137

Max offer price $350,000

Occupancy floor 86%

Sensitivity live

Price	-10% $537	-5% $438	+0% $338	+5% $239	+10% $140
Rent	-10% $57	-5% $198	+0% $338	+5% $479	+10% $620
Rate	-1.0pp $515	-0.5pp $428	base $338	+0.5pp $248	+1.0pp $156

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,564
Total (2 units)			$3,565

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1690	$2,500	$1.48	25d	1	0.59mi
125 NE Brushy Mound Rd Burleson, TX	3.0	2.0	1671	$2,200	$1.32	25d	1	0.59mi
408 Flagstone Dr Burleson, TX	3.0	2.0	2093	$2,261	$1.08	8d	1	0.62mi
829 Beaver Creek Dr Burleson, TX	4.0	2.0	1864	$2,400	$1.29	11d	1	0.83mi
337 Snapdragon Ct Burleson, TX	3.0	2.0	2183	$3,000	$1.37	5d	1	0.84mi
1136 Foxglove Ln Burleson, TX	3.0	2.0	1987	$2,129	$1.07	22d	1	0.89mi
1301 Anna Lea Ln Burleson, TX	4.0	2.5	2428	$2,300	$0.95	44d	1	0.92mi
900 Vicksburg Ln Burleson, TX	4.0	2.0	1744	$2,215	$1.27	8d	1	0.95mi
245 Queen Annes Dr Burleson, TX	3.0	2.5	2157	$2,000	$0.93	21d	1	1.01mi
812 Sierra Cir Burleson, TX	4.0	2.0	1818	$2,300	$1.27	44d	1	1.05mi
717 Ridgehill Dr Burleson, TX	4.0	2.0	2090	$2,650	$1.27	44d	1	1.07mi
400 Plum Ct Burleson, TX	4.0	3.0	2987	$2,950	$0.99	7d	1	1.15mi
357 Coral Vine Ln Burleson, TX	4.0	2.0	1846	$2,400	$1.30	44d	1	1.15mi
1419 Windy Meadows Dr Burleson, TX	4.0	2.0	1950	$2,400	$1.23	19d	1	1.16mi
329 Indian Blanket Dr Burleson, TX	3.0	2.0	1799	$2,100	$1.17	22d	1	1.17mi
905 Chestnut Ave Burleson, TX	3.0	2.0	1855	$2,190	$1.18	44d	1	1.20mi
329 SE Robert St Burleson, TX	3.0	1.5	1644	$2,100	$1.28	44d	1	1.29mi
859 Evergreen Ln Burleson, TX	4.0	2.0	3085	$2,650	$0.86	21d	1	1.32mi
859 Evergreen Ln Burleson, TX	4.0	2.0	3085	$2,650	$0.86	25d	1	1.32mi
637 Peach Ln Burleson, TX	3.0	2.0	1953	$2,400	$1.23	25d	1	1.34mi
783 Peach Ln Burleson, TX	4.0	2.0	2005	$7,500	$3.74	44d	1	1.36mi
908 Cedar Ridge Ln Burleson, TX	3.0	2.5	1695	$2,200	$1.30	25d	1	1.37mi
1113 Mourning Dove Dr Burleson, TX	4.0	2.0	2898	$2,525	$0.87	5d	1	1.38mi
1113 Mourning Dove Dr Burleson, TX	4.0	2.0	2898	$2,525	$0.87	3d	1	1.38mi
209 Rock Hill Dr Crowley, TX	4.0	2.0	1908	$2,275	$1.19	44d	1	1.44mi
1220 Sunnyvale Ln Burleson, TX	3.0	2.5	1870	$2,295	$1.23	4d	1	1.44mi
1041 E Golden Ln Burleson, TX	3.0	2.5	1873	$2,195	$1.17	2d	1	1.45mi
905 Hunter Ln Burleson, TX	3.0	2.0	1766	$2,225	$1.26	8d	1	1.46mi
905 Hunter Ln Burleson, TX	3.0	2.0	1766	$2,225	$1.26	17d	1	1.46mi
909 Hunter Ln Burleson, TX	3.0	2.0	1785	$2,100	$1.18	25d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $350,000 Active 42 DOM
2. 2026-06-17
   days on market $350,000 Active 41 DOM
3. 2026-06-16
   days on market $350,000 Active 40 DOM
4. 2026-06-15
   days on market $350,000 Active 39 DOM
5. 2026-06-13
   days on market $350,000 Active 37 DOM
6. 2026-06-09
   days on market $350,000 Active 33 DOM
7. 2026-06-08
   days on market $350,000 Active 32 DOM
8. 2026-06-07
   days on market $350,000 Active 31 DOM
9. 2026-06-04
   days on market $350,000 Active 28 DOM
10. 2026-06-03
    days on market $350,000 Active 27 DOM
11. 2026-06-02
    days on market $350,000 Active 26 DOM
12. 2026-06-01
    days on market $350,000 Active 25 DOM
13. 2026-05-31
    days on market $350,000 Active 24 DOM
14. 2026-05-07
    listed $350,000 Active 232-char remark
15. 2020-02-25
    soldstatus Sold 474-char remark

    Show marketing remark (474 chars)

    Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

16. 2020-02-25
    soldstatus

    Show marketing remark (474 chars)

    Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

17. 2019-12-16
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

18. 2019-12-13
    historical Active Option Contract 474-char remark

    Show marketing remark (474 chars)

    Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

19. 2019-12-06
    listed $232,500 Active 474-char remark

    Show marketing remark (474 chars)

    Great duplex in convenient location near schools. Breakfast bar and half bath downstairs - bedrooms and full bath upstairs. Unit B has fireplace, wood floor in living area, and outdoor AC compressor 2 years old. Unit A has had new paint and new carpet in last 2 years. Both units have covered patios. Unit B tenant has occupied property for 7 plus years and unit A tenant has occupied property for 3 years. Both tenants have been on month to month leases for multiple years.

20. 2017-01-19
    soldstatus
21. 2014-09-03
    soldstatus
22. 2013-06-12
    soldstatus
23. 2008-04-15
    soldstatus
24. 1992-03-02
    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: $5,959 · $497/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$446/yr (+$37/mo · 7.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $42,780
• − Mortgage interest: −$19,605
• − Property taxes: −$5,959
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − Depreciation: −$10,182
• Taxable loss: −$1,561
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $4,437/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

+50.5% since first listed

11 events — show timeline

• 2026-05-07 Listed $350,000 NTREIS
• 2020-02-25 Sold (Public Records) — Public Records
• 2020-02-25 Sold (MLS) — NTREIS
• 2019-12-16 Pending — NTREIS
• 2019-12-13 Contingent — NTREIS
• 2019-12-06 Listed $232,500 NTREIS
• 2017-01-19 Sold (Public Records) — Public Records
• 2014-09-03 Sold (Public Records) — Public Records
• 2013-06-12 Sold (Public Records) — Public Records
• 2008-04-15 Sold (Public Records) — Public Records
• 1992-03-02 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,959 · +23.6% YoY. Source: county tax records.