2209 Doc Holliday Rd · Burleson, TX 76058

$242,999

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 90 Days on market

Built 2025 Good condition 6,011 sqft lot $160/sqft · 25% below area Est $326k · 25% under $50/mo HOA · 2% of rent

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LENNAR - Frontier - Newlin Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $243k).
• Recommended offer: $228k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: 420 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 90 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,419 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $325,932
• List price: $242,999
• Delta: -25.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2144 Jesse James Ln	0.00mi	3/2.0	1,461 (-4%)	1mo	$219,849	$150	92
2152 Jesse James Ln	0.00mi	3/2.0	1,451 (-5%)	1mo	$228,999	$158	92
2148 Jesse James Ln	0.00mi	4/2.0 (+1)	1,656 (+9%)	1mo	$240,999	$146	79
2200 Doc Holiday Rd	0.00mi	3/2.0	1,302 (-14%)	1mo	$246,999	$190	75
2201 Doc Holiday Rd	0.00mi	4/2.0 (+1)	1,720 (+13%)	0mo	$256,999	$149	73
2428 County Road 911	0.61mi	3/2.0	1,442 (-5%)	1mo	$390,000	$270	62
2133 W Fm 917	0.45mi	3/1.0	1,456 (-4%)	9mo	$245,000	$168	60
5824 Thousand Oaks Dr	0.60mi	4/2.0 (+1)	1,580 (+4%)	4mo	$269,900	$171	58
5815 Thousand Oaks Dr	0.72mi	2/2.5 (-1)	1,316 (-14%)	13mo	$227,250	$173	26

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-16,110
• Equity at exit: $36,232

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $16,127
• Equity at exit: $21,010

Cash invested: $68,040 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$50
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $364

Break-even live

Break-even rent $2,189

Max offer price $242,999

Occupancy floor 81%

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Caddo Peak Trl Joshua, TX	3.0	3.0	1504	$2,650	$1.76	10d	1	1.00mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-18
   days on market $242,999 Active 90 DOM
2. 2026-06-17
   days on market $242,999 Active 89 DOM
3. 2026-06-16
   days on market $242,999 Active 88 DOM
4. 2026-06-15
   days on market $242,999 Active 87 DOM
5. 2026-06-13
   days on market $242,999 Active 85 DOM
6. 2026-06-10
   price $242,999 Active 81 DOM
7. 2026-06-09
   days on market $239,149 Active 81 DOM
8. 2026-06-08
   days on market $239,149 Active 80 DOM
9. 2026-06-07
   days on market $239,149 Active 79 DOM
10. 2026-06-04
    days on market $239,149 Active 76 DOM
11. 2026-06-03
    days on market $239,149 Active 75 DOM
12. 2026-06-02
    days on market $239,149 Active 74 DOM
13. 2026-06-01
    days on market $239,149 Active 73 DOM
14. 2026-05-31
    days on market $239,149 Active 72 DOM
15. 2026-05-14
    price $239,149 444-char remark

    Show marketing remark (444 chars)

    LENNAR - Frontier - Newlin Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-03-20
    listed $240,999 Active 444-char remark

    Show marketing remark (444 chars)

    LENNAR - Frontier - Newlin Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$13,612
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$600
• − Depreciation: −$7,069
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $4,233/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good exterior and interior. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint enhances curb appeal and can increase the home's value.
• Rental Inspect and clean gutters — Clean gutters improve drainage and reduce the risk of water damage, which is beneficial for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint enhances curb appeal and can increase the home's value. ↑
• Rental Inspect and clean gutters — Clean gutters improve drainage and reduce the risk of water damage, which is beneficial for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Burleson, TX
• 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

-0.8% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $239,149 NTREIS
• 2026-03-20 Listed $240,999 NTREIS