1800 Oak Grove Rd E #294 · Rendon, TX 76028

$124,995

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 58 Days on market

Built 2026 Good 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 +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious new 1,848-square-foot home blends modern comfort, simple elegance, and a touch of rustic charm. The open floor plan is ideal for both relaxing and entertaining, featuring a roomy kitchen with plenty of cabinetry, generous counter space, and a large island that's perfect for family meals or casual gatherings. The master suite offers a walk-in closet and a spa-inspired bathroom with a soaking tub and a separate walk-in shower. With two additional bedrooms and a full main bath, there's plenty of space for a family, overnight guests, or a home office. You'll also appreciate thoughtful extras like a walk-in pantry and a utility room with space for a freezer. Located in one of Burleson, TX's newest communities, residents enjoy exclusive access to resort-style amenities, including a 24-hour fitness center, swimming pool, and an attended clubhouse with a stocked coffee lounge. Ask about our rent-to-own program and on-site financing-our trained team makes the process simple and stress-free.

Key facts

• Open floor plan
• Walk-in closet
• Soaking tub

Tags

• OPEN FLOOR PLAN
• ROOMY KITCHEN
• LARGE ISLAND
• WALK-IN CLOSET
• SPA-INSPIRED BATHROOM
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.4% in Rendon — 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 64/100 on livability (#759 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,245 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.67×
• Total profit: $23,285
• Equity at exit: $18,637

10-year hold

• IRR: 24.4%
• Equity multiple: 2.99×
• Total profit: $69,813
• Equity at exit: $10,807

Cash invested: $34,999 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $721

Break-even live

Break-even rent $1,093

Max offer price $124,995

Occupancy floor 59%

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: $31,249
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	1d	14	0.15mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	12d	1	0.17mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	0.23mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	43d	1	0.28mi
1616 Limpkin Dr Fort Worth, TX	4.0	2.0	1600	$1,980	$1.24	24d	1	0.30mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	43d	1	0.30mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	43d	1	0.32mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	7d	1	0.41mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	12d	1	0.43mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	43d	1	0.44mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	18d	1	0.51mi
1432 Silver Oak Ln Fort Worth, TX	4.0	3.0	1550	$2,143	$1.38	24d	1	0.52mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	3d	1	0.55mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	43d	1	0.70mi
1324 Sierra Blanca Dr Burleson, TX	3.0	2.0	1541	$2,000	$1.30	43d	1	0.76mi
10213 S Race St Fort Worth, TX	4.0	2.0	1819	$1,961	$1.08	22d	1	0.81mi
1412 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1576	$1,779	$1.13	2d	1	0.88mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	43d	1	0.89mi
1813 Vineridge Ln Burleson, TX	3.0	2.5	2045	$2,055	$1.00	24d	1	0.91mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	5d	1	0.94mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	43d	1	0.98mi
1832 Wickham Dr Burleson, TX	3.0	2.0	1509	$1,100	$0.73	5d	1	0.99mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	2d	1	1.00mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	7d	1	1.02mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	24d	1	1.03mi
812 Peaceful Brook Dr Fort Worth, TX	3.0	2.0	1557	$1,995	$1.28	43d	1	1.16mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	7d	1	1.16mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	1.18mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	2d	1	1.22mi
1421 Sunkiss Dr Fort Worth, TX	3.0	2.0	1604	$1,995	$1.24	1d	1	1.22mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	7d	1	1.25mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	24d	1	1.26mi
1401 Sunkiss Dr Fort Worth, TX	3.0	2.0	1600	$2,095	$1.31	12d	1	1.27mi
1417 Palamedes Dr Fort Worth, TX	4.0	2.5	2153	$2,295	$1.07	7d	1	1.27mi
9637 Sierra Grande Dr Fort Worth, TX	4.0	2.5	2131	$2,155	$1.01	22d	1	1.29mi
9632 Sierra Grande Dr Fort Worth, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	1.31mi
1317 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,400	$1.13	12d	1	1.33mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	5d	1	1.33mi
9609 Sierra Grande Dr Fort Worth, TX	4.0	2.0	1754	$2,175	$1.24	7d	1	1.35mi
1329 Woodwinds Dr Fort Worth, TX	4.0	2.0	1803	$2,320	$1.29	5d	1	1.35mi

Listing history 14 events

1. 2026-06-18
   days on market $124,995 Active 58 DOM
2. 2026-06-17
   days on market $124,995 Active 57 DOM
3. 2026-06-16
   days on market $124,995 Active 56 DOM
4. 2026-06-15
   days on market $124,995 Active 55 DOM
5. 2026-06-13
   days on market $124,995 Active 53 DOM
6. 2026-06-09
   days on market $124,995 Active 49 DOM
7. 2026-06-08
   days on market $124,995 Active 48 DOM
8. 2026-06-07
   days on market $124,995 Active 47 DOM
9. 2026-06-04
   days on market $124,995 Active 44 DOM
10. 2026-06-03
    days on market $124,995 Active 43 DOM
11. 2026-06-02
    days on market $124,995 Active 42 DOM
12. 2026-06-01
    days on market $124,995 Active 41 DOM
13. 2026-05-31
    days on market $124,995 Active 40 DOM
14. 2026-04-22
    listed $124,995 Active 1010-char remark

    Show marketing remark (1010 chars)

    This spacious new 1,848-square-foot home blends modern comfort, simple elegance, and a touch of rustic charm. The open floor plan is ideal for both relaxing and entertaining, featuring a roomy kitchen with plenty of cabinetry, generous counter space, and a large island that's perfect for family meals or casual gatherings. The master suite offers a walk-in closet and a spa-inspired bathroom with a soaking tub and a separate walk-in shower. With two additional bedrooms and a full main bath, there's plenty of space for a family, overnight guests, or a home office. You'll also appreciate thoughtful extras like a walk-in pantry and a utility room with space for a freezer. Located in one of Burleson, TX's newest communities, residents enjoy exclusive access to resort-style amenities, including a 24-hour fitness center, swimming pool, and an attended clubhouse with a stocked coffee lounge. Ask about our rent-to-own program and on-site financing-our trained team makes the process simple and stress-free.

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,078
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$3,636
• Taxable income: $7,088
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,955/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 · 12 photos

Good 80/100 Cosmetic rehab

This spacious, modern home is in excellent condition with a good condition score of 80. It has a good rehab level of cosmetic and requires minimal repairs or maintenance. The highest-ROI updates that would raise its resale or rental value include painting the interior walls, updating the flooring, kitchen appliances, and bathrooms, as well as landscaping improvements and adding smart home features.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the home feel new and improve curb appeal.
• Both Updating the flooring — New flooring can enhance the home's value and appeal.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Updating the bathrooms — Modernizing the bathrooms can increase the home's appeal and value.
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and add value.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the home feel new and improve curb appeal. ↑
• Both Updating the flooring — New flooring can enhance the home's value and appeal. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Updating the bathrooms — Modernizing the bathrooms can increase the home's appeal and value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and add value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, making it more attractive to potential buyers or 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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Rendon

• Score: 64/100
• State rank: #759
• US rank: #13917

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rendon, TX
• County: Johnson County · 147,987 people
• 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 (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

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 · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

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

1 event — show timeline

• 2026-04-22 Listed $124,995 Zillow