829 Sunnybrook Dr · Burleson, TX 76028

$209,000

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 48 Days on market

Built 1960 9,496 sqft lot $205/sqft · 6% below area Est $223k · 6% 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).

• Cash flow +10.7/30.0
• ARV discount +10.4/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Starter Home or Fixer Upper! 3 Bedrooms, 1 Full Bath, 2 Living Spaces, Kitchen with Ceramic Tile, 1 Car Garage. Huge, Private Backyard with Mature Trees.

Key facts

• One car garage
• Nearby groceries
• Nearby dining

Tags

• YARD SIZE FOR ENTERTAINMENT
• ONE CAR GARAGE
• NEARBY DINING
• NEARBY MOVIES
• NEARBY GROCERIES
• NEARBY SHOPPING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); Covered parking (1 space); Driveway parking; On-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Attached property; Built in 1960
• Construction: Slab foundation
• Exterior features: Interior lot; Lot approximately 0.22 acres; Subdivision: Summercrest

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; One living area; One dining area; Total rooms: 4; Levels: One

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.1% below list).
• Recommended offer: $186k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Burleson ISD (suburban): math 41% / reading 48% proficiency, ranked #236 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frazier El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 626 students, 43% FRL).
• 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; 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

• It's been on market 48 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,823 (11.1% 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 48 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $223,234
• List price: $209,000
• Delta: -6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 SW Sunnybrook Dr	0.22mi	3/1.0	1,018 (0%)	1mo	$219,900	$216	89
217 Wintercrest Rd	0.08mi	3/1.0	1,018 (0%)	10mo	$199,999	$196	88
208 Summercrest Blvd	0.27mi	3/1.0	977 (-4%)	0mo	$205,000	$210	80
237 Jayellen Ave	0.18mi	3/1.5	1,015 (-0%)	12mo	$219,000	$216	79
201 NW Jayellen Ave	0.13mi	3/2.0	1,082 (+6%)	5mo	$260,000	$240	75
318 Boulder Ct	0.49mi	3/1.0	1,038 (+2%)	2mo	$229,999	$222	72
941 Willow Cir S	0.48mi	3/2.0	1,132 (+11%)	2mo	$255,000	$225	53
300 NW Summercrest Blvd	0.32mi	3/2.0	1,162 (+14%)	7mo	$249,900	$215	52
820 Nicole Dr	0.61mi	3/2.0	1,104 (+8%)	3mo	$239,999	$217	51
441 Wintercrest Rd	0.45mi	3/2.0	1,139 (+12%)	6mo	$188,500	$165	50
845 Willow Cir N	0.57mi	3/2.0	1,135 (+12%)	1mo	$257,000	$226	49
508 Oak St	0.66mi	3/1.5	1,104 (+8%)	6mo	$215,000	$195	48

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-42,268
• Equity at exit: $31,163

10-year hold

• IRR: -17.7%
• Equity multiple: 0.09×
• Total profit: $-53,460
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-98

Break-even live

Break-even rent $1,982

Max offer price $191,665

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 NW Jayellen Ave Burleson, TX	4.0	2.0	1412	$2,000	$1.42	5d	1	0.14mi
716 SW Sunset Ln Burleson, TX	3.0	1.0	1018	$1,725	$1.69	43d	1	0.19mi
128 Meador Ln Burleson, TX	2.0	2.0	947	$1,500	$1.58	43d	1	0.21mi
105 SE Gardens Blvd Apt 108 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	24d	1	0.34mi
105 SE Gardens Blvd Apt 112 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	7d	1	0.35mi
745 W Hidden Creek Pkwy Burleson, TX	2.0–3.0	2.0	1059	$1,679	$1.58	1d	6	0.50mi
621 Barkridge Trl Burleson, TX	3.0	2.0	1444	$2,000	$1.39	12d	1	0.50mi
900 Vaughn Dr Burleson, TX	3.0	2.0	1408	$2,200	$1.56	43d	1	0.52mi
912 Vaughn Dr Burleson, TX	3.0	2.0	1144	$1,700	$1.49	16d	1	0.53mi
634 Lisa St Burleson, TX	3.0	2.0	1239	$1,845	$1.49	24d	1	0.53mi
926 Irene St Burleson, TX	3.0	2.0	1500	$1,675	$1.12	24d	1	0.57mi
207 Stefanie St Burleson, TX	3.0	2.0	1145	$1,695	$1.48	24d	1	0.59mi
155 Elk Dr Burleson, TX	2.0	2.0	1150	$1,797	$1.56	1d	6	0.62mi
100 Arnold Ave Burleson, TX	3.0	2.0	1432	$2,095	$1.46	22d	1	0.63mi
724 Sue Ann Ln Burleson, TX	3.0	2.0	1124	$1,795	$1.60	43d	1	0.66mi
1045 Mitchell Ln Unit 1045 Burleson, TX	2.0	2.0	1100	$1,600	$1.45	18d	1	0.77mi
428 Tinker Trl Burleson, TX	2.0	2.0	1329	$1,735	$1.31	17d	1	0.79mi
285 SE John Jones Dr Burleson, TX	1.0–3.0	1.0–2.0	1094	$2,154	$1.97	1d	16	0.86mi
NW Summercrest Blvd Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	0.96mi
812 NW Summercrest Blvd Apt B Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	1.09mi
772 Hampshire Dr Burleson, TX	3.0	2.0	1210	$2,350	$1.94	43d	1	1.12mi
1633 Greenridge Dr Burleson, TX	1.0–2.0	1.0–2.0	945	$1,740	$1.84	1d	27	1.15mi
1015 Tyler James Dr Burleson, TX	3.0	2.0	1454	$1,950	$1.34	15d	1	1.18mi
112 SW Murphy Rd Burleson, TX	3.0	2.0	1210	$1,850	$1.53	2d	1	1.18mi
344 NW Renfro St Burleson, TX	3.0	1.0	1026	$1,580	$1.54	24d	1	1.21mi
804 Sheryn Dr Burleson, TX	3.0	2.0	1304	$1,890	$1.45	43d	1	1.24mi
109 SW Cindy Ln Burleson, TX	3.0	1.0	1276	$1,700	$1.33	43d	1	1.28mi
1008 Rock Springs Dr Burleson, TX	3.0	2.0	1472	$1,995	$1.36	43d	1	1.29mi
532 NW King St Burleson, TX	3.0	1.0	1300	$1,550	$1.19	43d	1	1.36mi
1626 SW Wilshire Blvd Burleson, TX	3.0	2.0	1380	$1,925	$1.39	7d	1	1.44mi
1356 SW Alsbury Blvd Burleson, TX	2.0	2.0	994	$1,675	$1.69	43d	1	1.45mi
609 NW Lorna St Burleson, TX	3.0	2.0	1381	$1,800	$1.30	43d	1	1.45mi
1700 Fairfield Pkwy Unit 1723 Burleson, TX	2.0	2.0	1127	$1,683	$1.49	12d	1	1.47mi
1700 Fairfield Pkwy Unit 1733 Burleson, TX	3.0	2.0	1398	$2,050	$1.47	1d	1	1.47mi
1700 Fairfield Pkwy Unit 1737 Burleson, TX	2.0	2.0	1127	$1,658	$1.47	15d	1	1.47mi
1700 Fairfield Pkwy Unit 1757 Burleson, TX	2.0	2.0	1127	$1,474	$1.31	2d	1	1.47mi
1350 SW Alsbury Blvd Unit 1383 Burleson, TX	3.0	2.0	1227	$1,823	$1.49	2d	1	1.47mi
1350 SW Alsbury Blvd Unit 1407 Burleson, TX	2.0	2.0	1078	$1,436	$1.33	43d	1	1.47mi
1350 SW Alsbury Blvd Unit 1387 Burleson, TX	2.0	2.0	1078	$1,438	$1.33	2d	1	1.47mi
1350 SW Alsbury Blvd Burleson, TX	2.0	2.0	1078	$1,842	$1.71	12d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $209,000 Active 48 DOM
2. 2026-06-17
   days on market $209,000 Active 47 DOM
3. 2026-06-16
   days on market $209,000 Active 46 DOM
4. 2026-06-15
   days on market $209,000 Active 45 DOM
5. 2026-06-13
   pricedays on market $209,000 Active 43 DOM
6. 2026-06-09
   days on market $215,000 Active 39 DOM
7. 2026-06-08
   days on market $215,000 Active 38 DOM
8. 2026-06-07
   days on market $215,000 Active 37 DOM
9. 2026-06-04
   days on market $215,000 Active 34 DOM
10. 2026-06-03
    days on market $215,000 Active 33 DOM
11. 2026-06-02
    days on market $215,000 Active 32 DOM
12. 2026-06-01
    days on market $215,000 Active 31 DOM
13. 2026-05-31
    days on market $215,000 Active 30 DOM
14. 2026-04-25
    listed $215,000 Active 154-char remark
15. 2024-12-26
    soldstatus
16. 2024-06-20
    soldstatus
17. 2024-06-20
    soldstatus
18. 2015-06-12
    soldstatus Sold 162-char remark

    Show marketing remark (162 chars)

    Perfect Starter Home or Fixer Upper! 3 Bedrooms, 1 Full Bath, 2 Living Spaces, Kitchen with Ceramic Tile, 1 Car Garage. Huge, Private Backyard with Mature Trees.

19. 2015-06-12
    soldstatus

    Show marketing remark (162 chars)

    Perfect Starter Home or Fixer Upper! 3 Bedrooms, 1 Full Bath, 2 Living Spaces, Kitchen with Ceramic Tile, 1 Car Garage. Huge, Private Backyard with Mature Trees.

20. 2015-06-01
    historical Active Option Contract 162-char remark

    Show marketing remark (162 chars)

    Perfect Starter Home or Fixer Upper! 3 Bedrooms, 1 Full Bath, 2 Living Spaces, Kitchen with Ceramic Tile, 1 Car Garage. Huge, Private Backyard with Mature Trees.

21. 2015-05-28
    listed $64,900 Active 162-char remark

    Show marketing remark (162 chars)

    Perfect Starter Home or Fixer Upper! 3 Bedrooms, 1 Full Bath, 2 Living Spaces, Kitchen with Ceramic Tile, 1 Car Garage. Huge, Private Backyard with Mature Trees.

22. 2005-03-04
    soldstatus

    Show marketing remark (84 chars)

    GREAT BUY * REDONE INSIDE AND OUTSIDE * PERFECT FOR FIRST TIME BUYERS OR INVESTORS *

23. 2005-02-26
    historical

    Show marketing remark (84 chars)

    GREAT BUY * REDONE INSIDE AND OUTSIDE * PERFECT FOR FIRST TIME BUYERS OR INVESTORS *

24. 2005-02-25
    listed $67,000

    Show marketing remark (84 chars)

    GREAT BUY * REDONE INSIDE AND OUTSIDE * PERFECT FOR FIRST TIME BUYERS OR INVESTORS *

25. 2005-02-03
    soldstatus
26. 1984-04-09
    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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,299
• − Mortgage interest: −$11,707
• − Property taxes: −$4,596
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$6,080
• Taxable loss: −$4,698
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-50/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: Burleson ISD
• NCES district ID: 4812180
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $69,349
• Composite: 40.05/100
• National rank: #3818
• State rank: #236 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

• Census place: Burleson, TX
• County: Johnson County · 147,987 people
• City population: 81,549
• 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 (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 (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 · 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: ▼ -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

+211.9% since first listed

14 events — show timeline

• 2026-06-11 Price Changed $209,000 NTREIS
• 2026-04-25 Listed $215,000 NTREIS
• 2024-12-26 Sold (Public Records) — Public Records
• 2024-06-20 Sold (Public Records) — Public Records
• 2024-06-20 Sold (Public Records) — Public Records
• 2015-06-12 Sold (Public Records) — Public Records
• 2015-06-12 Sold (MLS) — NTREIS
• 2015-06-01 Contingent — NTREIS
• 2015-05-28 Listed $64,900 NTREIS
• 2005-03-04 Sold (MLS) — NTREIS
• 2005-02-26 Listing Removed — NTREIS
• 2005-02-25 Listed $67,000 NTREIS
• 2005-02-03 Sold (Public Records) — Public Records
• 1984-04-09 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,596 · +3.0% YoY. Source: county tax records.