Annie Plan · Rendon, TX 76028

$78,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 60 Days on market

Good condition

---

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 +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This elegantly designed 3-bedroom, 2-bath home offers a refined blend of comfort and upscale living. Enjoy a light-filled, open-concept layout, a stylish modern kitchen, and a private primary suite, closet, and en suite. The split-bedroom floor plan enhances both privacy and functionality, creating a well-balanced space ideal for both everyday living and entertaining.

Key facts

• Listed 59 days

Property features AI

Finance

• Other: Address: Burleson, TX 76028
• Financial info: List price $78,995

Exterior

• Utilities: Electric heating and power; Central air conditioning
• Home design: Single-family plan (Annie)
• Construction: Living area approximately 1,216; Model/plan name: Annie
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Active new-construction plan (Annie)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 2.2% in Rendon — 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 64/100 on livability (#759 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 687 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.45% ✓
• Cap rate: 21.26%
• Cash-on-cash: 53.47%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.2%
• Equity multiple: 3.15×
• Total profit: $47,649
• Equity at exit: $11,778

10-year hold

• IRR: 55.1%
• Equity multiple: 6.11×
• Total profit: $113,025
• Equity at exit: $6,830

Cash invested: $22,119 (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: 687
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $986

Break-even live

Break-even rent $691

Max offer price $78,995

Occupancy floor 44%

Sensitivity live

Price	-10% $1,040	-5% $1,013	+0% $986	+5% $958	+10% $931
Rent	-10% $832	-5% $909	+0% $986	+5% $1,062	+10% $1,139
Rate	-1.0pp $1,025	-0.5pp $1,006	base $986	+0.5pp $965	+1.0pp $944

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: $19,749
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	0d	14	0.15mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	14d	1	0.17mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.23mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	45d	1	0.28mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	45d	1	0.30mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	45d	1	0.32mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	45d	1	0.37mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	21d	1	0.40mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	8d	1	0.41mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	14d	1	0.43mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	45d	1	0.44mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	45d	1	0.44mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	21d	1	0.50mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	26d	1	0.50mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	20d	1	0.51mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	5d	1	0.55mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	45d	1	0.70mi
1421 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1268	$1,815	$1.43	0d	1	0.81mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	45d	1	0.89mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	6d	1	0.94mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	45d	1	0.98mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	4d	1	1.00mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	8d	1	1.02mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	26d	1	1.03mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	23d	1	1.16mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	8d	1	1.16mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	6d	1	1.18mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	4d	1	1.22mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	8d	1	1.25mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	26d	1	1.26mi
12220 Hunters Crossing Ln Burleson, TX	3.0	2.0	1385	$1,789	$1.29	45d	1	1.40mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	0d	1	1.40mi
901 E Rendon Crowley Rd Burleson, TX	1.0–3.0	1.0–2.0	1181	$2,745	$2.32	0d	49	1.43mi

Listing history 15 events

1. 2026-06-21
   days on market $78,995 Active 60 DOM
2. 2026-06-18
   days on market $78,995 Active 57 DOM
3. 2026-06-17
   days on market $78,995 Active 56 DOM
4. 2026-06-16
   days on market $78,995 Active 55 DOM
5. 2026-06-15
   days on market $78,995 Active 54 DOM
6. 2026-06-13
   days on market $78,995 Active 52 DOM
7. 2026-06-09
   days on market $78,995 Active 48 DOM
8. 2026-06-08
   days on market $78,995 Active 47 DOM
9. 2026-06-07
   days on market $78,995 Active 46 DOM
10. 2026-06-04
    days on market $78,995 Active 43 DOM
11. 2026-06-03
    days on market $78,995 Active 42 DOM
12. 2026-06-02
    days on market $78,995 Active 41 DOM
13. 2026-06-01
    days on market $78,995 Active 40 DOM
14. 2026-05-31
    days on market $78,995 Active 39 DOM
15. 2026-04-23
    listed $78,995 Active 370-char remark

ⓘ 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 5/10 Major
• 🌡 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: $23,263
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$2,298
• Taxable income: $11,238
• Est. tax owed @ 24.0%: −$2,697
• After-tax cash flow: $9,130/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 · 8 photos

Good 80/100 Cosmetic rehab

This elegantly designed 3-bedroom, 2-bath home offers a refined blend of comfort and upscale living. The property is in good condition with a modern kitchen and bathrooms, hardwood flooring, and neutral paint. The split-bedroom floor plan enhances both privacy and functionality, creating a well-balanced space ideal for both everyday living and entertaining.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value.
• Resale Upgrading the flooring in the bathrooms — Improves the overall aesthetic and functionality of the bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Resale Upgrading the flooring in the bathrooms — Improves the overall aesthetic and functionality of the bathrooms. ↑

ⓘ 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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Rendon

• Score: 64/100
• State rank: #759
• US rank: #13917

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rendon, TX
• County: Johnson County · 147,987 people
• 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