433 Sabine Ave · Cleburne, TX 76031

$220,000

3 bd · 2.0 ba · 1,932 sqft · SingleFamily · 180 Days on market

Built 2020 Good condition 6,011 sqft lot $114/sqft · 13% below area Est $252k · 13% 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 +13.1/15.0
• Cash flow +12.1/30.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2020 home back on the market! THIS PROPERTY IS LISTED BELOW APPRAISED VALUE! INSTANT EQUITY! LISTING PRICE IS APPROVED BY THE LENDER TO MEET THEIR MINIMUM NET REQUIREMENT. Please do not submit offers below the list price. All offers are subject to bank approval. Please allow 45 days to close. No sight-unseen offers. The home has a custom feel with granite counters, dark stained cabinetry, wood and tile floors and an open floorplan. Kitchen has an eat-in breakfast bar and stainless steel appliances. Large laundry room and primary walk in closet provide lots of storage space. Refrigerator and Samsung washer and dryer convey with the property. Some photos have been virtually staged to help illustrate the property’s potential. Home is currently vacant. Some drywall, flooring and door repairs will be needed. No repairs will be made by the seller. Investors: This property cannot be sold as a wholesale or sub to. Lender will reject it! Offers need to include “Cannot be assigned” to special provisions. This property is being sold as-is. Information is deemed reliable but not guaranteed. Buyer to verify lot size, school information, etc.

Key facts

• Wood and tile floors
• Eat-in breakfast bar
• Open floorplan

Tags

• GRANITE COUNTERS
• DARK STAINED CABINETRY
• WOOD AND TILE FLOORS
• OPEN FLOORPLAN
• EAT-IN BREAKFAST BAR
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.3% below list).
• Recommended offer: $186k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% 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: Santa Fe El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 409 students, 91% FRL); Lowell Smith Jr Middle (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 929 students, 68% FRL); Cleburne H S (math 46% / reading 38%, grade F, #730 of 1,632 statewide, top 47%, 1,976 students, 67% FRL) — zoned schools average 75% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 406 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $7k 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 180 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (6%) 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,324 (15.3% 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. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $251,520
• List price: $220,000
• Delta: -12.53%
• 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
104 Mansfield Rd	0.22mi	4/2.0 (+1)	1,934 (+0%)	5mo	$368,750	$191	80
1001 Trinity St	0.06mi	3/2.0	1,723 (-11%)	11mo	$149,000	$86	70
431 Sabine Ave	0.01mi	3/2.0	1,646 (-15%)	10mo	$225,000	$137	66
148 Peacock St	0.31mi	3/2.0	1,764 (-9%)	12mo	$267,900	$152	61
806 Barber Ave	0.39mi	3/2.0	1,766 (-9%)	8mo	$339,000	$192	61
401 Peacock St	0.26mi	3/2.0	1,683 (-13%)	14mo	$289,998	$172	55
821 N Wilhite St	0.48mi	3/2.0	1,758 (-9%)	16mo	$249,999	$142	49
806 Chase Ave	0.37mi	3/2.0	1,660 (-14%)	14mo	$232,500	$140	48
610 Royal St	0.38mi	4/2.5 (+1)	1,750 (-9%)	16mo	$303,999	$174	46
734 N Robinson St	0.45mi	3/3.0	2,071 (+7%)	21mo	$170,000	$82	45
398 Blakney St	0.70mi	3/2.0	1,755 (-9%)	12mo	$260,000	$148	42
303 Olive St	0.43mi	4/2.5 (+1)	1,644 (-15%)	14mo	$249,900	$152	36

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-38,705
• Equity at exit: $32,803

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-37,559
• Equity at exit: $19,022

Cash invested: $61,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 13 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $275,000 ($162/sqft)
• Median days on market: 106 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -19.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76031

• Home prices YoY: -17.6%
• Active inventory: 406
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-48

Break-even live

Break-even rent $1,925

Max offer price $212,995

Occupancy floor 98%

Sensitivity live

Price	-10% $104	-5% $28	+0% $-48	+5% $-124	+10% $-200
Rent	-10% $-196	-5% $-122	+0% $-48	+5% $25	+10% $99
Rate	-1.0pp $62	-0.5pp $8	base $-48	+0.5pp $-105	+1.0pp $-163

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: $55,000
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	62d	1	0.00mi
303 Eastland St Cleburne, TX	3.0	3.0	1254	$1,950	$1.56	93d	1	0.41mi
710 N Wilhite St Cleburne, TX	3.0	2.0	1808	$1,350	$0.75	30d	1	0.44mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	93d	1	0.53mi
729 E Brown St Unit B Cleburne, TX	3.0	2.0	2340	$1,500	$0.64	17d	1	0.58mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	55d	1	0.67mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	73d	1	0.69mi
114 Claude Ave Cleburne, TX	3.0	2.0	1384	$1,400	$1.01	2d	1	0.70mi
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	93d	1	0.74mi
1412 Chase Ave Cleburne, TX	3.0	2.0	1440	$1,350	$0.94	41d	1	0.75mi
1218 E James St Cleburne, TX	3.0	2.0	1335	$1,695	$1.27	93d	1	0.81mi
805 Bluffview Dr Cleburne, TX	4.0	2.5	2203	$2,245	$1.02	93d	1	0.84mi
829 Eagles Nest Dr Cleburne, TX	4.0	2.0	1804	$1,995	$1.11	3d	1	0.91mi
616 Timberwood Dr Cleburne, TX	4.0	2.0	1791	$2,400	$1.34	1d	1	0.96mi
872 Eagles Nest Dr Cleburne, TX	4.0	2.5	2203	$2,200	$1.00	93d	1	0.97mi
605 Mayfield Dr Cleburne, TX	3.0	3.0	2140	$2,340	$1.09	93d	1	0.97mi
544 Quail Meadows Dr Cleburne, TX	4.0	2.0	1804	$2,100	$1.16	73d	1	1.03mi
1601 Annabelle St Cleburne, TX	4.0	2.0	1763	$2,180	$1.24	23d	1	1.05mi
1605 Annabelle St Cleburne, TX	4.0	2.5	2189	$2,450	$1.12	4d	1	1.06mi
706 S Brazos Ave Unit B Cleburne, TX	4.0	2.0	1400	$1,800	$1.29	73d	1	1.07mi
301 Pearl St Cleburne, TX	3.0	2.0	1405	$1,900	$1.35	73d	1	1.09mi
411 Poindexter Ave Cleburne, TX	3.0	2.0	1294	$1,750	$1.35	30d	1	1.09mi
117 Kylie St Cleburne, TX	4.0	2.0	1763	$2,290	$1.30	2d	1	1.18mi
119 Kylie St Cleburne, TX	4.0	2.0	1763	$2,180	$1.24	4d	1	1.19mi
704 S Anglin St Cleburne, TX	4.0	3.0	2000	$2,109	$1.05	38d	1	1.20mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$1,999	$1.22	0d	1	1.20mi
413 Shaw St Cleburne, TX	4.0	2.0	1713	$2,000	$1.17	9d	1	1.24mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	73d	1	1.25mi
318 College St Unit B Cleburne, TX	2.0	1.0	1256	$1,150	$0.92	73d	1	1.29mi
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	93d	1	1.30mi
704 Williams Ave Cleburne, TX	3.0	2.0	1502	$1,695	$1.13	4d	1	1.31mi
960 Traction Trl Cleburne, TX	4.0	2.0	1836	$2,200	$1.20	93d	1	1.34mi
405 College St Cleburne, TX	3.0	2.0	1396	$1,650	$1.18	55d	1	1.34mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	73d	1	1.41mi
404 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,149	$1.22	20d	1	1.45mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	62d	1	1.46mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	93d	1	1.47mi
414 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,110	$1.20	20d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $220,000 Active 180 DOM
2. 2026-08-06
   days on market $220,000 Active 178 DOM
3. 2026-08-05
   days on market $220,000 Active 177 DOM
4. 2026-08-04
   days on market $220,000 Active 176 DOM
5. 2026-08-03
   days on market $220,000 Active 175 DOM
6. 2026-07-31
   days on market $220,000 Active 172 DOM
7. 2026-07-30
   days on market $220,000 Active 170 DOM
8. 2026-07-28
   days on market $220,000 Active 169 DOM
9. 2026-07-26
   days on market $220,000 Active 167 DOM
10. 2026-07-24
    days on market $220,000 Active 165 DOM
11. 2026-07-23
    days on market $220,000 Active 164 DOM
12. 2026-07-22
    days on market $220,000 Active 163 DOM
13. 2026-07-21
    days on market $220,000 Active 162 DOM
14. 2026-07-20
    days on market $220,000 Active 161 DOM
15. 2026-07-18
    days on market $220,000 Active 159 DOM
16. 2026-07-18
    days on market $220,000 Active 158 DOM
17. 2026-07-16
    days on market $220,000 Active 157 DOM
18. 2026-07-15
    days on market $220,000 Active 156 DOM
19. 2026-07-14
    days on market $220,000 Active 155 DOM
20. 2026-07-13
    days on market $220,000 Active 154 DOM
21. 2026-07-13
    days on market $220,000 Active 153 DOM
22. 2026-07-11
    days on market $220,000 Active 152 DOM
23. 2026-07-10
    days on market $220,000 Active 151 DOM
24. 2026-07-09
    days on market $220,000 Active 150 DOM
25. 2026-07-07
    days on market $220,000 Active 148 DOM
26. 2026-07-06
    days on market $220,000 Active 147 DOM
27. 2026-07-06
    days on market $220,000 Active 146 DOM
28. 2026-07-05
    days on market $220,000 Active 145 DOM
29. 2026-07-03
    days on market $220,000 Active 144 DOM
30. 2026-07-02
    days on market $220,000 Active 143 DOM
31. 2026-07-01
    days on market $220,000 Active 142 DOM
32. 2026-06-30
    days on market $220,000 Active 141 DOM
33. 2026-06-29
    days on market $220,000 Active 140 DOM
34. 2026-06-28
    days on market $220,000 Active 139 DOM
35. 2026-06-26
    days on market $220,000 Active 137 DOM
36. 2026-06-24
    days on market $220,000 Active 135 DOM
37. 2026-06-22
    days on market $220,000 Active 133 DOM
38. 2026-06-21
    days on market $220,000 Active 132 DOM
39. 2026-06-18
    days on market $220,000 Active 129 DOM
40. 2026-06-17
    days on market $220,000 Active 128 DOM
41. 2026-06-16
    days on market $220,000 Active 127 DOM
42. 2026-06-15
    days on market $220,000 Active 126 DOM
43. 2026-06-13
    days on market $220,000 Active 124 DOM
44. 2026-06-09
    days on market $220,000 Active 120 DOM
45. 2026-06-08
    days on market $220,000 Active 119 DOM
46. 2026-06-07
    days on market $220,000 Active 118 DOM
47. 2026-06-04
    days on market $220,000 Active 115 DOM
48. 2026-06-03
    days on market $220,000 Active 114 DOM
49. 2026-06-02
    days on market $220,000 Active 113 DOM
50. 2026-06-01
    days on market $220,000 Active 112 DOM

ⓘ 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 ≥109°F today · 23 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: $22,359
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$6,400
• Taxable loss: −$4,342
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $461/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 75/100 Cosmetic rehab Est. rehab $9,660–$28,980 screening

This home is in good condition with recent updates, offering a comfortable and well-maintained living space. It is ready for immediate occupancy and can be easily enhanced with minor improvements to further increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce utility costs and appeal to renters ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Santa Fe El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Ad Wheat Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Cleburne H S F TX #730/1,632 Nat'l #7,572/17,239

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

C Composite livability gradescore 68/100

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 · 179,678 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,697
• Household income: $70,672
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 22% Vietnamese 0%

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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: ▼ -59.43%
• Current HPI: 277.598
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+10.1% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $220,000 NTREIS
• 2026-05-14 Relisted — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-03-13 Contingent — NTREIS
• 2026-03-11 Price Changed $195,000 NTREIS
• 2026-02-09 Listed $235,000 NTREIS
• 2020-12-02 Sold (MLS) — NTREIS
• 2020-11-01 Pending — NTREIS
• 2020-10-21 Price Changed $187,900 NTREIS
• 2020-08-18 Price Changed $190,000 NTREIS
• 2020-06-25 Listed $199,900 NTREIS