3609 Wild Horse Ln · Burleson, TX 76058

$199,900

6 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 8 Days on market

Built 2003 1.00 ac lot Est $336k · 40% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD CASE# 492-682745 SOLD AS IS. BID DEADLINE 9-3 AT 11:59PM PST, THEN DAILY. ACCESS VIA HUD KEY. BUYER TO VERIFY ALL INFO.

Key facts

• Manufactured home
• Room for pets
• 1 acre

Tags

• 1 ACRE
• MANUFACTURED HOME
• ROOM FOR VEHICLES
• ROOM FOR EQUIPMENT
• ROOM FOR PETS

Property features AI

Finance

• Financial info: Listing terms include cash and conventional financing; Property listed as in foreclosure
• HOA & community: No association

Exterior

• Parking: Covered carport with space for 4 vehicles
• Utilities: Co-op water; Septic
• Home design: Manufactured home; One story; Entry level on main floor
• Construction: Built in 2003; Aluminum siding; Composition roof; Other foundation
• Exterior features: Covered front porch; Covered porch(es); Acreage lot (approximately 1 acre)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 6 bedrooms (primary bedroom on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Utility room; Dryer

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.0% 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.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: H D Staples El (math 44% / reading 38%, grade F, #1,462 of 4,322 statewide, top 34%, 435 students, 65% FRL) — zoned schools average 65% FRL vs 45% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 420 active listings in the ZIP; 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 $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $1.80M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $335,616
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6004 Black Springs Ln	0.66mi	5/3.0 (-1)	2,280 (-6%)	1mo	$314,900	$138	49
6200 Wild Berry Trl	0.64mi	5/2.0 (-1)	2,280 (-6%)	21mo	$295,000	$129	38

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,069
• Equity at exit: $29,806

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $11,675
• Equity at exit: $17,284

Cash invested: $55,972 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 420
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$388 /mo · $4,652/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $286

Break-even live

Break-even rent $1,923

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $199,900 Active 8 DOM
2. 2026-06-17
   days on market $199,900 Active 7 DOM
3. 2026-06-16
   days on market $199,900 Active 6 DOM
4. 2026-06-15
   days on market $199,900 Active 5 DOM
5. 2026-06-13
   remarks 358-char remark
6. 2026-06-13
   listed $199,900 Active 3 DOM

ⓘ 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: $4,652 · $388/mo
• Projected year-2 tax: $4,652 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $27,419
• − Mortgage interest: −$11,198
• − Property taxes: −$4,652
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$5,815
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,342/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: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 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

• City population: 81,549
• Population (ZIP): 21,531

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 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: ▼ -86.22%
• Current HPI: 265.6513
• 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

+353.3% since first listed

10 events — show timeline

• 2026-06-11 Price Changed $199,900 NTREIS
• 2026-06-10 Listed $1,999,900 NTREIS
• 2023-05-25 Sold (Public Records) — Public Records
• 2022-10-28 Sold (Public Records) — Public Records
• 2020-03-11 Sold (Public Records) — Public Records
• 2016-09-30 Sold (Public Records) — Public Records
• 2007-03-28 Sold (Public Records) — Public Records
• 2006-11-08 Sold (MLS) — NTREIS
• 2006-10-02 Listing Removed — NTREIS
• 2006-08-25 Listed $44,100 NTREIS

Property tax history

+6.7%/yr

Latest (2025): $4,652 · +0.5% YoY. Source: county tax records.