5900 Wild Berry Trl · Burleson, TX 76058

$255,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 62 Days on market

Built 2001 1.03 ac lot Est $282k · 10% under ↓ 7% since listing

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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).

• ARV discount +11.8/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

VA LOAN, SELLER FINANCE AVAILABLE! Stunning updated home on a full 1 acre with the perfect mix of modern finishes and country living! This 4-bedroom, 2-bath home features a bright open-concept layout, granite countertops, large island, white cabinetry, stainless steel appliances, and beautiful wood-look flooring throughout the main areas. The spacious primary suite offers dual vanities, a soaking tub, and a tiled walk-in shower. Three additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy wide-open space with two storage sheds, fenced areas, and plenty of room for animals, gardening, or future projects. Peaceful living with space to grow, schedule your

Key facts

• Large island
• Updated home
• Full acre

Tags

• UPDATED HOME
• FULL ACRE
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• LARGE ISLAND
• WHITE CABINETRY

Property features AI

Finance

• Financial info: Listing offers include Cash, Owner will carry, and VA loan options
• HOA & community: No HOA / Association

Exterior

• Parking: Driveway; Additional parking available
• Security: Smoke detector(s)
• Utilities: City water; Aerobic septic; Electricity connected; No municipal utility district
• Home design: Single family residence (residential); One story
• Construction: Shingle roof; Pillar/Post/Pier foundation; Built in 2001
• Exterior features: Deck; Chain link fencing; Shed(s), storage, and a workshop with electricity on the property; Acreage lot (about 1.03 acres)

Interior

• Kitchen: Granite countertops; Kitchen island; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 1 with dual sinks, garden tub, and separate shower; Three additional bedrooms on level 1, each with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom features dual sinks, garden tub, and separate shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; Kitchen island; Pantry; Granite counters; Decorative lighting; High speed internet available; 11 total rooms; One-level layout; No fireplaces
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (11.7% below list).
• Recommended offer: $225k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Godley ISD (rural): math 34% / reading 38% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rb Godley El (511 students, 46% FRL); Legacy El (math 39% / reading 37%, grade F, #1,709 of 4,322 statewide, top 40%, 408 students, 32% FRL); Godley H S (math 27% / reading 51%, grade F, #859 of 1,632 statewide, top 53%, 777 students, 42% FRL).
• Market conditions: 421 active listings in the ZIP; 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 $8k 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 62 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,117 (11.7% 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 62 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.88% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $282,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6017 Black Springs Ln	0.41mi	3/2.0 (-1)	1,680 (0%)	1mo	$235,000	$140	75
6112 Wild Berry Trl	0.39mi	4/2.0	1,756 (+4%)	6mo	$315,000	$179	69
2908 Berry Patch Ln	0.19mi	4/2.0	1,456 (-13%)	15mo	$245,000	$168	56
5921 Black Springs Ln	0.37mi	4/2.0	1,904 (+13%)	7mo	$260,000	$137	55

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-46,568
• Equity at exit: $38,021

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-47,043
• Equity at exit: $22,048

Cash invested: $71,400 (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: 421
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$419 /mo · $5,026/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-84

Break-even live

Break-even rent $2,357

Max offer price $240,181

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-12	+0% $-84	+5% $-156	+10% $-228
Rent	-10% $-262	-5% $-173	+0% $-84	+5% $5	+10% $94
Rate	-1.0pp $45	-0.5pp $-19	base $-84	+0.5pp $-150	+1.0pp $-217

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-02-26
   listed $255,000 Active
4. 2025-12-31
   soldstatus
5. 2025-12-18
   historical
6. 2025-12-13
   historical Active Option Contract
7. 2025-11-16
   price $224,000
8. 2025-11-16
   status Active
9. 2025-11-09
   historical Active Option Contract
10. 2025-11-07
    price $234,500
11. 2025-10-24
    price $237,000
12. 2025-10-14
    price $239,000
13. 2025-09-10
    price $249,000
14. 2025-09-05
    price $267,000
15. 2025-08-27
    price $269,000
16. 2025-08-24
    price $272,000
17. 2025-08-08
    listed $275,000 Active
18. 2023-02-28
    soldstatus
19. 2022-08-22
    soldstatus
20. 2005-05-02
    soldstatus
21. 2004-09-20
    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: $5,026 · $419/mo
• Projected year-2 tax: $5,026 · $419/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $27,014
• − Mortgage interest: −$14,284
• − Property taxes: −$5,026
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$7,418
• Taxable loss: −$5,311
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $268/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: Godley ISD
• NCES district ID: 4820960
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $59,332
• Composite: 32.06/100
• National rank: #5820
• State rank: #466 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

• 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

-7.3% since first listed

21 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-02-26 Listed $255,000 NTREIS
• 2025-12-31 Sold (Public Records) — Public Records
• 2025-12-18 Listing Removed — NTREIS
• 2025-12-13 Contingent — NTREIS
• 2025-11-16 Price Changed $224,000 NTREIS
• 2025-11-16 Relisted — NTREIS
• 2025-11-09 Contingent — NTREIS
• 2025-11-07 Price Changed $234,500 NTREIS
• 2025-10-24 Price Changed $237,000 NTREIS
• 2025-10-14 Price Changed $239,000 NTREIS
• 2025-09-10 Price Changed $249,000 NTREIS
• 2025-09-05 Price Changed $267,000 NTREIS
• 2025-08-27 Price Changed $269,000 NTREIS
• 2025-08-24 Price Changed $272,000 NTREIS
• 2025-08-08 Listed $275,000 NTREIS
• 2023-02-28 Sold (Public Records) — Public Records
• 2022-08-22 Sold (Public Records) — Public Records
• 2005-05-02 Sold (Public Records) — Public Records
• 2004-09-20 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $5,026 · +0.4% YoY. Source: county tax records.