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633 Quail Meadows Dr
D Composite 40.34
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 +12.4/15.0
  • Cash flow +7.8/30.0
  • Condition / age +4.8/5.0
  • 1% rule +4.0/10.0
  • Schools +3.6/10.0
  • Livability +3.4/5.0
  • Rent growth +2.5/5.0
  • DSCR +1.9/10.0
  • Appreciation +0.0/10.0

$249,900

633 Quail Meadows Dr · Cleburne, TX 76031
4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 13 Days on market
Built 2023 Excellent condition 6,273 sqft lot 2-car garage $131/sqft · 11% below area Est $280k · 11% under $40/mo HOA · 2% of rent ↓ 25% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The First Look Initiative Program runs through August 22nd. This property featues 4 bedrooms and 2 bathrooms with 1,908 square feet of living space on a 0.14-acre corner lot. Built in 2023, the home offers an open floor plan with vinyl plank flooring in the main living areas and carpet in the bedrooms. The island kitchen includes granite countertops, built-in microwave, dishwasher, electric range and stainless steel refrigerator. Additional features include a 2-car attached garage, fenced backyard, sprinkler system, and covered patio. The primary bedroom has a walk-in closet and the primary bathroom has a dual sink vanity. Located in the Villages of Mayfield subdivision within Cleburne ISD.

Key facts

  • 6,273 sq ft lot
  • 2 garage spots
  • Built 2023

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $201k (19.4% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.8% below list).
  • Recommended offer: $201k (19.4% below list) — sets the bar for cash-flow.
  • Cap rate 5.0% vs local median 3.8% 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-, amenities F, commute 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.
  • Zoned schools: Santa Fe El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 409 students, 91% FRL); Lowell Smith Jr Middle (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 929 students, 68% FRL); Cleburne H S (math 46% / reading 38%, grade F, #730 of 1,632 statewide, top 47%, 1,976 students, 67% FRL) — zoned schools average 75% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: 406 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
  • This rent runs 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

  • Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
  • 5 sale attempts since 3y 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

  • Watch-outs: property tax is 2.9% of price.
  • Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $201,429 (19.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  6. 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?
  7. 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.
  8. 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.
  9. 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
0.90%
Cap rate
4.98%
Cash-on-cash
-4.71%
DSCR
0.79
GRM
9.2

CMA / ARV

ARV (median comp)
$280,315
List price
$249,900
Delta
-18.83%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
816 Bluffview Dr 0.26mi 4/2.0 1,804 (-6%) 4mo $257,990 $143 75
832 Eagles Nest Dr 0.32mi 4/2.0 1,804 (-6%) 2mo $236,990 $131 75
808 Bluffview Dr 0.27mi 4/2.0 1,804 (-6%) 4mo $257,990 $143 75
828 Eagles Nest Dr 0.32mi 4/2.0 1,804 (-6%) 2mo $231,990 $129 74
812 Eagles Nest Dr 0.33mi 4/2.5 2,002 (+5%) 1mo $241,990 $121 73
824 Eagles Nest Dr 0.32mi 4/2.5 2,002 (+5%) 3mo $244,990 $122 72
804 Eagles Nest 0.35mi 4/2.5 2,002 (+5%) 1mo $244,990 $122 72
876 Eagles Nest 0.29mi 4/2.0 1,804 (-6%) 9mo $241,994 $134 70
812 Bluffview Dr 0.27mi 5/3.0 (+1) 1,804 (-6%) 2mo $234,990 $130 68
800 Bluffview Dr 0.29mi 5/3.0 (+1) 1,804 (-6%) 3mo $239,990 $133 66
829 Bluffview Dr 0.22mi 5/3.0 (+1) 1,804 (-6%) 7mo $219,996 $122 66
808 Eagles Nest Dr 0.34mi 5/3.0 (+1) 1,804 (-6%) 3mo $232,990 $129 64

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
-24.1%
Equity multiple
0.17×
Total profit
$-57,734
Equity at exit
$37,261
10-year hold
IRR
-19.1%
Equity multiple
-0.03×
Total profit
$-71,817
Equity at exit
$21,607

Cash invested: $69,972 (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.
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
7 active · 13 under contract
Months of supply
3.0 mo (33%/mo absorbed)
Median asking
$254,990 ($133/sqft)
Median days on market
106 d
This list price
lowest-priced of the active set
ARV vs active asking
+10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76031

Home prices YoY
-17.6%
Active inventory
406
Price-to-rent
9.2×

Monthly cashflow live

Estimated rent
$2,255 high interval (Pro) →
Mortgage (P&I)
$1,311
Tax from tax record
$601 /mo · $7,216/yr
Insurance
$104
HOA
$40
Vacancy / Maint / Mgmt
$474
Net cashflow
$-274

Break-even live

Break-even rent $2,602
Max offer price $201,429
Occupancy floor

Sensitivity live

Price -10% $-133 -5% $-204 +0% $-274 +5% $-345 +10% $-416
Rent -10% $-453 -5% $-363 +0% $-274 +5% $-185 +10% $-96
Rate -1.0pp $-149 -0.5pp $-211 base $-274 +0.5pp $-339 +1.0pp $-405

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
$62,475
Closing costs
$7,497
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 21 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
616 Timberwood Dr Cleburne, TX 4.0 2.0 1791 $2,400 $1.34 1d 1 0.07mi
605 Mayfield Dr Cleburne, TX 3.0 3.0 2140 $2,340 $1.09 93d 1 0.08mi
544 Quail Meadows Dr Cleburne, TX 4.0 2.0 1804 $2,100 $1.16 73d 1 0.15mi
516 Quail Meadows Dr Cleburne, TX 5.0 3.0 1804 $2,300 $1.27 43d 1 0.23mi
853 Eagles Nest Dr Cleburne, TX 5.0 3.0 2600 $2,490 $0.96 38d 1 0.23mi
853 Eagles Nest Dr Cleburne, TX 5.0 3.0 2600 $2,490 $0.96 52d 1 0.23mi
805 Bluffview Dr Cleburne, TX 4.0 2.5 2203 $2,245 $1.02 93d 1 0.24mi
829 Eagles Nest Dr Cleburne, TX 4.0 2.0 1804 $1,995 $1.11 3d 1 0.25mi
872 Eagles Nest Dr Cleburne, TX 4.0 2.5 2203 $2,200 $1.00 93d 1 0.27mi
832 Eagles Nest Dr Cleburne, TX 5.0 3.0 2600 $2,490 $0.96 0d 1 0.30mi
303 Eastland St Cleburne, TX 3.0 3.0 1254 $1,950 $1.56 93d 1 0.76mi
1412 Chase Ave Cleburne, TX 3.0 2.0 1440 $1,350 $0.94 41d 1 0.99mi
438 Sabine Ave Cleburne, TX 3.0 2.0 1230 $1,650 $1.34 62d 1 1.03mi
1605 Annabelle St Cleburne, TX 4.0 2.5 2189 $2,450 $1.12 4d 1 1.10mi
1601 Annabelle St Cleburne, TX 4.0 2.0 1763 $2,180 $1.24 23d 1 1.11mi
1218 E James St Cleburne, TX 3.0 2.0 1335 $1,695 $1.27 93d 1 1.15mi
117 Kylie St Cleburne, TX 4.0 2.0 1763 $2,290 $1.30 2d 1 1.18mi
119 Kylie St Cleburne, TX 4.0 2.0 1763 $2,180 $1.24 4d 1 1.19mi
126 Levi Dr Cleburne, TX 5.0 3.0 2600 $2,600 $1.00 23d 1 1.29mi
301 Pearl St Cleburne, TX 3.0 2.0 1405 $1,900 $1.35 73d 1 1.31mi
710 N Wilhite St Cleburne, TX 3.0 2.0 1808 $1,350 $0.75 30d 1 1.45mi

Property features AI

Finance

Other
Property classified as residential single-familyCorner lot in The Villages At Mayfield subdivisionReal estate owned (special listing condition)
Financial info
Listing accepts Cash, Conventional, FHA, VA loan, and Other financing
HOA & community
Mandatory HOA (Villages of Mayfield HOA)HOA fee $480 annually (management fees included)

Exterior

Parking
Attached 2-car garage with garage door opener2 covered parking spacesConcrete driveway
Security
Smoke detector(s)
Utilities
City water with individual water meterCity sewerCo-op electricElectricity connectedUnderground utilitiesConcrete curbs and sidewalks
Home design
Single-family residenceOne-storyResidences built in 2023
Construction
Fiber cement exteriorComposition roofSlab foundation
Exterior features
Covered porch(es)Landscaped corner lotBrick and wood fencing

Interior

Kitchen
DishwasherElectric rangeMicrowaveRefrigeratorGarbage disposalEat-in kitchen with island and granite counters
Bedrooms
4 bedrooms (all on one level)Primary bedroom on main level with walk-in closet and ensuite bath
Flooring
CarpetLuxury vinyl plank
Bathrooms
2 full bathroomsPrimary bathroom has dual sinks and garden tub
Heating & cooling
Central heating (electric)Central air (electric)
Interior features
Open floorplanEat-in kitchenKitchen islandGranite countersPantryHigh-speed internet availableBuilt-in cabinetsBreakfast barWater line to refrigeratorWalk-in closet(s)Dual sinks in primary bathEnsuite primary bathroomGarden tub in primary bathroom
Laundry & utility
Electric water heater

HOA detail $40/mo · $480/yr

Likely covers
electric

Listing history 40 events

  1. 2026-08-08
    days on market $249,900 Active 13 DOM
  2. 2026-08-06
    days on market $249,900 Active 11 DOM
  3. 2026-08-05
    days on market $249,900 Active 10 DOM
  4. 2026-08-04
    days on market $249,900 Active 9 DOM
  5. 2026-08-03
    days on market $249,900 Active 8 DOM
  6. 2026-07-31
    days on market $249,900 Active 5 DOM
  7. 2026-07-30
    days on market $249,900 Active 3 DOM
  8. 2026-07-28
    days on market $249,900 Active 2 DOM
  9. 2026-07-24
    pricedays on marketlisting id $249,900 Active 1 DOM
  10. 2026-06-26
    days on market $227,535 Active 43 DOM
  11. 2026-06-24
    days on market $227,535 Active 41 DOM
  12. 2026-06-22
    days on market $227,535 Active 39 DOM
  13. 2026-06-21
    days on market $227,535 Active 38 DOM
  14. 2026-06-18
    days on market $227,535 Active 35 DOM
  15. 2026-06-17
    days on market $227,535 Active 34 DOM
  16. 2026-06-16
    days on market $227,535 Active 33 DOM
  17. 2026-06-15
    days on market $227,535 Active 32 DOM
  18. 2026-06-13
    days on market $227,535 Active 30 DOM
  19. 2026-06-09
    days on market $227,535 Active 26 DOM
  20. 2026-06-08
    days on market $227,535 Active 25 DOM
  21. 2026-06-07
    days on market $227,535 Active 24 DOM
  22. 2026-06-04
    days on market $227,535 Active 21 DOM
  23. 2026-06-03
    days on market $227,535 Active 20 DOM
  24. 2026-06-02
    days on market $227,535 Active 19 DOM
  25. 2026-06-01
    days on market $227,535 Active 18 DOM
  26. 2026-05-31
    days on market $227,535 Active 17 DOM
  27. 2026-05-14
    listed $227,535 Active 944-char remark
  28. 2026-03-26
    status Pending
  29. 2026-03-20
    historical
  30. 2025-11-21
    status Active
  31. 2025-09-27
    historical Active Contingent
  32. 2025-08-30
    price $250,000
  33. 2025-02-13
    price $290,000
  34. 2025-02-13
    price $282,000
  35. 2024-11-29
    listed $300,000 Active
  36. 2023-08-28
    soldstatus Closed
  37. 2023-05-30
    status Pending
  38. 2023-05-24
    price $299,990
  39. 2023-05-11
    price $312,990
  40. 2023-03-29
    listed $334,711 Active

ⓘ 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
$7,216 · $601/mo
Projected year-2 tax
$7,216 · $601/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 ≥109°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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$27,062
− Mortgage interest
−$13,998
− Property taxes
−$7,216
− Insurance
−$1,250
− Repairs & maintenance
−$2,165
− Management
−$2,165
− HOA
−$480
− Depreciation
−$7,270
Taxable loss
−$7,482
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,796
After-tax cash flow
$-1,497/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 home is in excellent condition with a well-maintained exterior and interior. It has a good roof and siding, and the landscaping is well-maintained. The home is move-in ready and would benefit from some exterior painting and flooring updates to increase its resale value.

Value-add opportunities

  • Resale Paint the exterior siding and trim — Painting the exterior can enhance the curb appeal and make the house look more inviting to potential buyers.
  • Resale Replace the carpet in the bedrooms with hardwood or tile — Replacing the carpet with hardwood or tile can increase the home's value and make it more appealing to buyers who prefer these flooring options.
  • Resale Install modern lighting fixtures in the kitchen and bathrooms — Upgrading the lighting fixtures can improve the home's curb appeal and make it more attractive to potential buyers.
  • Rental Add a smart home system — Adding a smart home system can make the home more energy-efficient and convenient for tenants, potentially increasing rental income.
F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Santa Fe El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Ad Wheat Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Cleburne H S F TX #730/1,632 Nat'l #7,572/17,239

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
C Composite livability gradescore 68/100

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

Census place
Cleburne, TX
County
Johnson · 179,678 people
City population
29,538
Metro
Dallas-Fort Worth-Arlington, TX
Population (ZIP)
18,697
Household income
$70,672
Rent vs Own
22.4% rent · 77.6% own
Severe rent burden
1% of renters

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 (66%)
Race & ethnicity
White 66% Hispanic / Latino 28% Two or more races 12% Black 3%
Hispanic origin (detail)
Mexican 23% Puerto Rican 3%
Common ancestry
Italian 1% Lithuanian 1% Slovak 1%
Foreign-born
5% · Canada, Vietnam
Languages at home
77% English-only · Spanish 22% Vietnamese 0%

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

Price history

-25.3% since first listed
17 events — show timeline
  • 2026-07-23 Listed $249,900 NTREIS
  • 2026-06-26 Listing Removed NTREIS
  • 2026-06-02 Sold (Public Records) Public Records
  • 2026-05-14 Listed $227,535 NTREIS
  • 2026-03-26 Pending NTREIS
  • 2026-03-20 Listing Removed NTREIS
  • 2025-11-21 Relisted NTREIS
  • 2025-09-27 Contingent NTREIS
  • 2025-08-30 Price Changed $250,000 NTREIS
  • 2025-02-13 Price Changed $290,000 NTREIS
  • 2025-02-13 Price Changed $282,000 NTREIS
  • 2024-11-29 Listed $300,000 NTREIS
  • 2023-08-28 Sold (MLS) NTREIS
  • 2023-05-30 Pending NTREIS
  • 2023-05-24 Price Changed $299,990 NTREIS
  • 2023-05-11 Price Changed $312,990 NTREIS
  • 2023-03-29 Listed $334,711 NTREIS

Property tax history

+67.7%/yr

Latest (2025): $7,216 · +1.5% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…