Solution Plan · Rendon, TX 76028

$99,995

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 125 Days on market

Good condition

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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 +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 MLS

Spacious 3BR/2BA home offering approx. 1,568 sq ft with a bright open-concept layout connecting living, kitchen, and dining. Kitchen features large center island, walk-in pantry, ample storage, and modern finishes. Private primary suite includes walk-in closet and dual-sink bath with walk-in shower. Two secondary bedrooms plus full bath. Energy-efficient construction for lasting quality and affordability. Convenient Burleson location near schools, parks, shopping, and dining. Schedule a tour today!

Key facts

• Large center island
• Dual-sink bath
• Modern finishes

Tags

• OPEN CONCEPT LIVING AREA
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• MODERN FINISHES
• SPACIOUS WALK-IN CLOSET
• DUAL-SINK BATH

🏗️ 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 $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.4% 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); 679 active listings in the ZIP; 40 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) 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 $87,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.86%
• DSCR: 2.64
• GRM: 4.2

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: 31.3%
• Equity multiple: 2.29×
• Total profit: $36,223
• Equity at exit: $14,910

10-year hold

• IRR: 37.8%
• Equity multiple: 4.31×
• Total profit: $92,664
• Equity at exit: $8,646

Cash invested: $27,999 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $860

Break-even live

Break-even rent $875

Max offer price $99,995

Occupancy floor 51%

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	1d	14	0.15mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	13d	1	0.17mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	44d	1	0.23mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	44d	1	0.28mi
1616 Limpkin Dr Fort Worth, TX	4.0	2.0	1600	$1,980	$1.24	24d	1	0.30mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	44d	1	0.30mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	44d	1	0.32mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	44d	1	0.37mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	20d	1	0.40mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	7d	1	0.41mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	13d	1	0.43mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	44d	1	0.44mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	44d	1	0.44mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	20d	1	0.50mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	19d	1	0.51mi
1432 Silver Oak Ln Fort Worth, TX	4.0	3.0	1550	$2,143	$1.38	24d	1	0.52mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	4d	1	0.55mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	44d	1	0.70mi
1324 Sierra Blanca Dr Burleson, TX	3.0	2.0	1541	$2,000	$1.30	44d	1	0.76mi
10213 S Race St Fort Worth, TX	4.0	2.0	1819	$1,961	$1.08	22d	1	0.81mi
1412 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1576	$1,779	$1.13	3d	1	0.88mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	44d	1	0.89mi
1813 Vineridge Ln Burleson, TX	3.0	2.5	2045	$2,055	$1.00	24d	1	0.91mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	5d	1	0.94mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	44d	1	0.98mi
1832 Wickham Dr Burleson, TX	3.0	2.0	1509	$1,100	$0.73	5d	1	0.99mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	3d	1	1.00mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	7d	1	1.02mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	24d	1	1.03mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	1.16mi
812 Peaceful Brook Dr Fort Worth, TX	3.0	2.0	1557	$1,995	$1.28	44d	1	1.16mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	7d	1	1.16mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	1.18mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	3d	1	1.22mi
1421 Sunkiss Dr Fort Worth, TX	3.0	2.0	1604	$1,995	$1.24	2d	1	1.22mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	7d	1	1.25mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	24d	1	1.26mi
1401 Sunkiss Dr Fort Worth, TX	3.0	2.0	1600	$2,095	$1.31	13d	1	1.27mi
1417 Palamedes Dr Fort Worth, TX	4.0	2.5	2153	$2,295	$1.07	7d	1	1.27mi
9637 Sierra Grande Dr Fort Worth, TX	4.0	2.5	2131	$2,155	$1.01	22d	1	1.29mi

Listing history 14 events

1. 2026-06-18
   days on market $99,995 Active 125 DOM
2. 2026-06-17
   days on market $99,995 Active 124 DOM
3. 2026-06-16
   days on market $99,995 Active 123 DOM
4. 2026-06-15
   days on market $99,995 Active 122 DOM
5. 2026-06-13
   days on market $99,995 Active 120 DOM
6. 2026-06-09
   days on market $99,995 Active 116 DOM
7. 2026-06-08
   days on market $99,995 Active 115 DOM
8. 2026-06-07
   days on market $99,995 Active 114 DOM
9. 2026-06-04
   days on market $99,995 Active 111 DOM
10. 2026-06-03
    days on market $99,995 Active 110 DOM
11. 2026-06-02
    days on market $99,995 Active 109 DOM
12. 2026-06-01
    days on market $99,995 Active 108 DOM
13. 2026-05-31
    days on market $99,995 Active 107 DOM
14. 2026-02-13
    listed $99,995 Active 503-char remark

    Show marketing remark (503 chars)

    Spacious 3BR/2BA home offering approx. 1,568 sq ft with a bright open-concept layout connecting living, kitchen, and dining. Kitchen features large center island, walk-in pantry, ample storage, and modern finishes. Private primary suite includes walk-in closet and dual-sink bath with walk-in shower. Two secondary bedrooms plus full bath. Energy-efficient construction for lasting quality and affordability. Convenient Burleson location near schools, parks, shopping, and dining. Schedule a tour today!

ⓘ 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: $23,561
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$2,909
• Taxable income: $9,281
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $8,093/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home is in good condition with a good rehab level. It has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace flooring in bathrooms — Update flooring in bathrooms can improve both resale and rental value
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace flooring in bathrooms — Update flooring in bathrooms can improve both resale and rental value ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-02-13 Listed $99,995 Zillow