1955 E Renfro St · Burleson, TX 76028

$185,000

4 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 4 Days on market

Built 1962 1.45 ac lot Est $367k · 50% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for this 3 bedroom, 2 bath brick home on approximately 1.45 acres. Two living areas and big brick fireplace with family room open to dining and kitchen. All bedrooms are good size and have walk-in closets. Covered patio with big fenced in back yard and nice shade tree. This home is being sold AS IS.

Key facts

• Brand-new roof
• 1.45 acre lot
• 2 garage spots

Tags

• BRAND-NEW ROOF
• SPACIOUS 1.45-ACRE LOT

Property features AI

Finance

• Other: Survey available; No municipal utility district
• Financial info: Listing terms include cash and conventional financing
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car attached garage with garage door opener (garage faces front); Concrete driveway and additional parking
• Security: Video surveillance present
• Utilities: Asphalt access; Co-op water; Electricity available and connected; Septic system
• Home design: Single-family residence; Attached property; One story; Composition roof; Accessory unit on property
• Construction: Built in 1962 (preowned); Brick and wood construction; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Chain link fencing; Shed(s); Large backyard with grass; Acreage lot with few trees

Interior

• Kitchen: Disposal; Electric cooktop; Electric oven; Microwave; Built-in cabinets; Tile counters
• Bedrooms: 3 bedrooms total; Primary bedroom with ensuite bath and walk-in closet (main level)
• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Window unit(s) for cooling
• Interior features: Cable TV available; High-speed internet available; Tile counters; Window coverings; 9 total rooms; Two living areas; One dining area; One level
• Laundry & utility: Accessory unit (approx. 200 sq ft) with separate utilities/equipment indicated

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.1% 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.
• 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: William Stribling El (math 48% / reading 49%, grade D, #950 of 4,322 statewide, top 22%, 476 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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; 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 $185,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $366,990
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1929 Mary Ann Ln	0.23mi	3/2.0 (-1)	1,845 (-2%)	6mo	$342,000	$185	76
1901 Mary Ann Ln	0.23mi	4/2.0	1,830 (-3%)	21mo	$349,000	$191	67
713 Stribling Dr	0.15mi	3/2.0 (-1)	2,041 (+8%)	16mo	$374,500	$183	61
1925 Mary Ann Ln	0.23mi	3/2.0 (-1)	1,772 (-6%)	21mo	$344,999	$195	57
2120 Ladonna Ct	0.29mi	4/2.0	2,055 (+9%)	18mo	$474,900	$231	56
2641 Donald Rd	0.58mi	4/2.0	2,024 (+8%)	18mo	$615,000	$304	45
649 Jacie Ct	0.65mi	3/2.0 (-1)	2,018 (+7%)	10mo	$382,500	$190	44
632 Jacie Ct	0.59mi	3/2.0 (-1)	1,928 (+2%)	24mo	$375,000	$195	43
2345 Christopher Ln	0.60mi	4/2.0	2,081 (+11%)	15mo	$535,000	$257	42

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-5,360
• Equity at exit: $27,584

10-year hold

• IRR: 5.5%
• Equity multiple: 1.38×
• Total profit: $19,745
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$339 /mo · $4,067/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $429

Break-even live

Break-even rent $1,755

Max offer price $185,000

Occupancy floor 76%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1948 Lariat Ln Burleson, TX	3.0	2.0	2128	$1,675	$0.79	20d	1	0.32mi
1125 Marigold Dr Burleson, TX	3.0	2.0	2243	$2,811	$1.25	24d	1	0.88mi
1449 Bennett Dr Burleson, TX	4.0	2.0	2617	$2,850	$1.09	1d	1	1.13mi

Listing history 6 events

1. 2026-06-17
   status $185,000 Pending 4 DOM
2. 2026-06-16
   days on market $185,000 Active 4 DOM
3. 2026-06-15
   remarks 693-char remark
4. 2026-06-15
   days on market $185,000 Active 3 DOM
5. 2026-06-13
   remarks 675-char remark
6. 2026-06-13
   listed $185,000 Active 1 DOM

ⓘ 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: $4,067 · $339/mo
• Projected year-2 tax: $4,067 · $339/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,567
• − Mortgage interest: −$10,363
• − Property taxes: −$4,067
• − Insurance: −$925
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$5,382
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $4,564/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

+32.2% since first listed

10 events — show timeline

• 2026-06-12 Listed $185,000 NTREIS
• 2012-10-15 Sold (Public Records) — Public Records
• 2012-10-15 Sold (MLS) — NTREIS
• 2012-09-18 Pending — NTREIS
• 2012-09-04 Contingent — NTREIS
• 2012-08-23 Price Changed $115,000 NTREIS
• 2012-08-15 Relisted — NTREIS
• 2012-07-26 Pending — NTREIS
• 2012-07-13 Contingent — NTREIS
• 2012-06-05 Listed $139,900 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $4,067 · +7.8% YoY. Source: county tax records.