1711 Redwood Dr · Cleburne, TX 76033

$159,900

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 30 Days on market

Built 1975 5,881 sqft lot $167/sqft · 16% below area Est $191k · 16% under

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Why this score? — see what drove the D 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).

• ARV discount +14.8/15.0
• Cash flow +8.9/30.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

Key facts

• 5,881 sq ft lot
• Parking
• Built 1975

Property features AI

Finance

• Other: No known restrictions; Survey available
• Financial info: Listing terms include Cash, Conventional, FHA, FHA-203K, and VA loan options
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport (1 space); Covered parking (1 space); Additional parking on concrete driveway; Boat parking available
• Utilities: City water; City sewer; Natural gas available; Cable available
• Home design: Single family residence; Single-story; Residential property; Subdivision: A McAnter
• Construction: Built in 1975; Wood construction; Composition roof; Slab foundation
• Exterior features: Covered front porch; Covered porch(es); Covered deck; Chain link and wood fencing with fenced backyard; Interior lot with a few trees

Interior

• Kitchen: Gas cooktop; Kitchen island; Built-in cabinets; Dual sinks; Water line to refrigerator; Room for freezer; Vented exhaust fan; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom with built-in cabinets, linen closet, medicine cabinet, and tile counters
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Eat-in kitchen; Flat screen wiring; High-speed internet available; Window coverings; 6 total rooms; One living area; Two dining areas; One level (single story)
• Laundry & utility: Utility room with full-size washer/dryer area; Separate utility room and utility closet; Room for freezer; Linen closet in utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (20.2% below list).
• Recommended offer: $128k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Marti El (math 32% / reading 29%, grade F, #2,464 of 4,322 statewide, top 58%, 495 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 665 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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 30 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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; moderate 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 $127,642 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.4

CMA / ARV

• ARV (median comp): $190,657
• List price: $159,900
• Delta: -16.13%
• 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
211 Huron St	0.61mi	2/1.0	952 (-0%)	2mo	$169,999	$179	69
407 Erie St	0.57mi	2/1.0	966 (+1%)	6mo	$90,000	$93	66
402 Turner St	0.58mi	2/1.0	966 (+1%)	7mo	$110,000	$114	66
403 Huron St	0.47mi	2/1.0	896 (-6%)	14mo	$172,000	$192	55
1805 N Robinson St	0.36mi	2/1.0	858 (-10%)	13mo	$190,000	$221	55
515 Euclid St	0.51mi	2/1.0	885 (-7%)	11mo	$159,900	$181	54
1210 N Robinson St	0.66mi	3/1.0 (+1)	1,024 (+7%)	3mo	$115,000	$112	50
415 Turner St	0.64mi	2/1.0	856 (-10%)	5mo	$119,900	$140	48
1404 N Wilhite St	0.59mi	3/2.0 (+1)	932 (-2%)	14mo	$197,000	$211	48
418 Marengo St	0.56mi	3/1.0 (+1)	1,096 (+15%)	4mo	$167,500	$153	41
1102 N Wood St	0.56mi	2/1.0	1,090 (+14%)	11mo	$105,000	$96	41
308 Poindexter Ave	0.69mi	3/2.0 (+1)	1,048 (+10%)	3mo	$197,000	$188	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.16×
• Total profit: $-37,812
• Equity at exit: $23,842

10-year hold

• IRR: -35.9%
• Equity multiple: -0.29×
• Total profit: $-57,783
• Equity at exit: $13,825

Cash invested: $44,772 (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: 665
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$839
• Tax from tax record: −$232 /mo · $2,784/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-129

Break-even live

Break-even rent $1,439

Max offer price $137,157

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-83	+0% $-129	+5% $-174	+10% $-219
Rent	-10% $-230	-5% $-179	+0% $-129	+5% $-78	+10% $-28
Rate	-1.0pp $-48	-0.5pp $-88	base $-129	+0.5pp $-170	+1.0pp $-212

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 N Anglin St Cleburne, TX	3.0	1.0	900	$1,500	$1.67	20d	1	0.28mi
1705 N Robinson St Cleburne, TX	3.0	1.5	1076	$1,450	$1.35	0d	1	0.32mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	26d	1	0.32mi
122 Ramsey Ave Cleburne, TX	2.0	1.0	880	$1,050	$1.19	0d	1	0.36mi
122 Ramsey St #124 Cleburne, TX	2.0	1.0	880	$1,050	$1.19	23d	1	0.36mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,255	$1.25	0d	4	0.47mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$2,045	$2.09	0d	1	0.55mi
1904 Starling Ct Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	45d	1	0.70mi
1904 Starling Ct Unit 1 Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	22d	1	0.70mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,308	$1.38	0d	53	0.77mi
1419 W Kilpatrick St Unit 1419 A KILPATRICK Cleburne, TX	1.0	1.0	650	$975	$1.50	45d	1	1.04mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	45d	1	1.07mi
1407 Courtney Pl Cleburne, TX	2.0	2.0	1040	$1,195	$1.15	45d	1	1.32mi
1412 Courtney Pl Unit A Cleburne, TX	1.0	1.0	650	$950	$1.46	26d	1	1.33mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	45d	1	1.33mi
1409 Courtney Pl Unit A Cleburne, TX	2.0	1.5	1000	$1,150	$1.15	45d	1	1.34mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	26d	1	1.35mi
1607 N Nolan River Rd Unit C Cleburne, TX	2.0	1.5	1000	$1,250	$1.25	45d	1	1.38mi
1607 N Nolan River Rd Unit A Cleburne, TX	2.0	1.5	1000	$1,250	$1.25	26d	1	1.38mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.38mi
1608 Sun Valley Dr Unit C Cleburne, TX	2.0	1.5	1000	$1,200	$1.20	26d	1	1.39mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	45d	1	1.40mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.40mi
431 N Wilhite St Unit 431 Cleburne, TX	2.0	1.0	750	$1,195	$1.59	21d	1	1.40mi

Listing history 25 events

1. 2026-06-07
   status $159,900 Pending 30 DOM
2. 2026-06-04
   days on market $159,900 Active Option Contract 30 DOM
3. 2026-06-03
   days on market $159,900 Active Option Contract 29 DOM
4. 2026-06-02
   days on market $159,900 Active Option Contract 28 DOM
5. 2026-06-02
   status $159,900 Active Option Contract 27 DOM
6. 2026-06-01
   days on market $159,900 Active 27 DOM
7. 2026-05-31
   days on market $159,900 Active 26 DOM
8. 2026-05-05
   listed $159,900 Active 587-char remark
9. 2019-04-12
   soldstatus Sold 323-char remark

   Show marketing remark (323 chars)

   THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

10. 2019-04-12
    soldstatus

    Show marketing remark (323 chars)

    THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

11. 2019-04-08
    status Pending 323-char remark

    Show marketing remark (323 chars)

    THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

12. 2019-03-18
    historical Active Option Contract 323-char remark

    Show marketing remark (323 chars)

    THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

13. 2019-03-12
    listed $105,000 Active 323-char remark

    Show marketing remark (323 chars)

    THIS HOME IS A DOLL HOUSE. You will fall in love with this cutie. Home is in great location with a quaint neighborhood. Great starter home. 2 bedroom 1 bath with nice size living. Back yard is nice size with a storage building and large tree that provides great shade. This home will sale quickly. Take a look today.

14. 2014-02-07
    historical
15. 2014-01-11
    price $62,000
16. 2013-08-07
    listed $64,900 Active
17. 2013-07-01
    historical
18. 2013-03-09
    price $64,900
19. 2013-01-31
    listed $67,000 Active
20. 2009-10-07
    soldstatus
21. 2006-03-29
    soldstatus
22. 2006-03-23
    soldstatus
23. 2006-03-01
    historical
24. 2005-09-01
    listed $59,900
25. 1990-12-30
    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: $2,784 · $232/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$143/yr (+$12/mo · 5.1%)

ⓘ 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 ≥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: $15,317
• − Mortgage interest: −$8,957
• − Property taxes: −$2,784
• − Insurance: −$800
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,652
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $-507/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
• 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

+166.9% since first listed

20 events — show timeline

• 2026-06-04 Pending — NTREIS
• 2026-06-01 Contingent — NTREIS
• 2026-05-05 Listed $159,900 NTREIS
• 2019-04-12 Sold (Public Records) — Public Records
• 2019-04-12 Sold (MLS) — NTREIS
• 2019-04-08 Pending — NTREIS
• 2019-03-18 Contingent — NTREIS
• 2019-03-12 Listed $105,000 NTREIS
• 2014-02-07 Listing Removed — NTREIS
• 2014-01-11 Price Changed $62,000 NTREIS
• 2013-08-07 Listed $64,900 NTREIS
• 2013-07-01 Listing Removed — NTREIS
• 2013-03-09 Price Changed $64,900 NTREIS
• 2013-01-31 Listed $67,000 NTREIS
• 2009-10-07 Sold (Public Records) — Public Records
• 2006-03-29 Sold (Public Records) — Public Records
• 2006-03-23 Sold (MLS) — NTREIS
• 2006-03-01 Listing Removed — NTREIS
• 2005-09-01 Listed $59,900 NTREIS
• 1990-12-30 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,784 · +11.7% YoY. Source: county tax records.