Cypress II Plan

Burleson, TX 76028

$447,990F

4 bd · 3.0 ba · 2,450 sqft · Built — · SingleFamily · Active · 560 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,855/mo
• Mortgage (P&I): −$2,443
• Tax + insurance: −$776
• HOA: −$0
• Vac / Maint / Mgmt: −$599
• Net cashflow: $-964/mo
• Annual: $-11,567/yr
• Cap rate: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• 1% rule: 0.61%
• Cash to close: $130,427

Investor read

• This is a 4-bed/3.0-bath single-family listed at $448k. Condition is rated excellent.
• At list price, monthly cash flow is $-964 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (36.3% below list).
• It's been on market 560 days — a 12% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $285k (36.3% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• 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: North Joshua El (math 66% / reading 69%, grade B+, #189 of 4,322 statewide, top 5%, 683 students, 28% FRL); R C Loflin Middle (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 730 students, 55% FRL); Joshua H S (math 67% / reading 15%, grade F, #774 of 1,632 statewide, top 49%, 1,242 students, 44% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 2 sale attempts since 2y 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.
• This rent runs 34% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• It's been on market 560 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.