Resolution F Plan · Cleburne, TX 76033

$67,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 280 Days on market

Excellent condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come Tour Cleburne's Newest Community! Everything comes together in this beautiful 3-bedroom, 2-bathroom home like no other! With 1,216 sq. ft. of impressively designed living space, it's the perfect blend of comfort, style, and convenience. Enjoy a spacious open floor plan complete with ceiling fans, window coverings, and a modern kitchen furnished with stainless steel appliances. The primary suite features a private ensuite bathroom with double vanities, while the main bathroom offers both style and functionality for family or guests. Start your mornings in peace-curl up on the sofa and enjoy worry-free living with on-site maintenance and lawn care, giving you more time for what matters most: you and your family. Spend your afternoons unwinding at the members-only resort-style pool after working up a sweat at the 24-hour fitness center. Then, grab a cup of coffee at the clubhouse coffee bar, where the friendly staff will greet you with a cheerful Hey! or Good morning! Everything you need-and want-for your family is right here. Schedule your tour today and discover why our exceptional community is the perfect place to call home!

Key facts

• Large deck
• Contemporary design
• Energy efficiency

Tags

• CONTEMPORARY DESIGN
• WELL-APPOINTED KITCHEN
• LARGE DECK
• ENERGY EFFICIENCY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.6% 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-, schools F, amenities 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.
• Market conditions: Rents soft (-0.8%/yr); 660 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $470 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

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 $59,835 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.32% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.90%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 2.78×
• Total profit: $33,802
• Equity at exit: $10,138

10-year hold

• IRR: 47.7%
• Equity multiple: 4.96×
• Total profit: $75,303
• Equity at exit: $5,879

Cash invested: $19,039 (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 76033

• Rents YoY: -0.8%
• Active inventory: 660
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $776

Break-even live

Break-even rent $595

Max offer price $67,995

Occupancy floor 46%

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: $16,999
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Park Blvd Cleburne, TX	3.0–4.0	2.0–3.0	1456	$1,795	$1.23	1d	22	0.15mi
1211 Country Club Rd Cleburne, TX	2.0	1.0	994	$1,395	$1.40	24d	1	0.55mi
1304 Berry Dr Cleburne, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.58mi
1302 Berry Dr Unit A Cleburne, TX	2.0	1.0	861	$1,400	$1.63	43d	1	0.59mi
1502 Sharron Ct Unit A Cleburne, TX	2.0	2.0	1100	$1,400	$1.27	24d	1	0.78mi
1502 Sharron Ct Unit A Cleburne, TX	2.0	2.0	1095	$1,400	$1.28	22d	1	0.78mi

Listing history 14 events

1. 2026-06-18
   days on market $67,995 Active 280 DOM
2. 2026-06-17
   days on market $67,995 Active 279 DOM
3. 2026-06-16
   days on market $67,995 Active 278 DOM
4. 2026-06-15
   days on market $67,995 Active 277 DOM
5. 2026-06-13
   days on market $67,995 Active 275 DOM
6. 2026-06-09
   days on market $67,995 Active 271 DOM
7. 2026-06-08
   days on market $67,995 Active 270 DOM
8. 2026-06-07
   days on market $67,995 Active 269 DOM
9. 2026-06-04
   days on market $67,995 Active 266 DOM
10. 2026-06-03
    days on market $67,995 Active 265 DOM
11. 2026-06-02
    days on market $67,995 Active 264 DOM
12. 2026-06-01
    days on market $67,995 Active 263 DOM
13. 2026-05-31
    days on market $67,995 Active 262 DOM
14. 2025-09-12
    listed $67,995 Active 1148-char remark

    Show marketing remark (1148 chars)

    Come Tour Cleburne's Newest Community! Everything comes together in this beautiful 3-bedroom, 2-bathroom home like no other! With 1,216 sq. ft. of impressively designed living space, it's the perfect blend of comfort, style, and convenience. Enjoy a spacious open floor plan complete with ceiling fans, window coverings, and a modern kitchen furnished with stainless steel appliances. The primary suite features a private ensuite bathroom with double vanities, while the main bathroom offers both style and functionality for family or guests. Start your mornings in peace-curl up on the sofa and enjoy worry-free living with on-site maintenance and lawn care, giving you more time for what matters most: you and your family. Spend your afternoons unwinding at the members-only resort-style pool after working up a sweat at the 24-hour fitness center. Then, grab a cup of coffee at the clubhouse coffee bar, where the friendly staff will greet you with a cheerful Hey! or Good morning! Everything you need-and want-for your family is right here. Schedule your tour today and discover why our exceptional community is the perfect place to call home!

ⓘ 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 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,924
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$1,978
• Taxable income: $8,749
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $7,211/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 · 13 photos

Excellent 95/100 None rehab

This beautifully designed 3-bedroom, 2-bathroom home is move-in ready with modern finishes and a spacious floor plan. It offers a great balance of comfort and style, making it an excellent investment.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look more inviting ↑

ⓘ 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: 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

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

• County: Johnson County · 147,987 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 29,538
• Household income: $76,292
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 927.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Guatemala, Vietnam
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 2%

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: ▼ -202.75%
• Current HPI: 246.0029
• Rent YoY: ▼ -0.83%
• 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

1 event — show timeline

• 2025-09-12 Listed $67,995 Zillow