520 NW King St · Burleson, TX 76028

$193,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 35 Days on market

Built 1960 8,146 sqft lot Est $206k · 6% under ↓ 21% 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).

• Cash flow +12.2/30.0
• ARV discount +10.4/15.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

Key facts

• Large center island
• Large backyard
• 8,146 sq ft lot

Tags

• LARGE BACKYARD
• WHITE QUARTZ COUNTERTOPS
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Other: Subdivision: Montclair Add; County: Johnson
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Property is real estate owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or carport)
• Security: Smoke detectors
• Utilities: City water; City sewer
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1960; Wood construction; Slab foundation
• Exterior features: Chain link fence; Interior lot in a subdivision

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Disposal; Electric range
• Bedrooms: Three bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl plank; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: High speed internet available; Seven rooms total; One living area; One dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Utility closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $-38 ($-456/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (3.1% below list).
• Recommended offer: $186k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Jack Taylor El (math 30% / reading 34%, grade F, #2,268 of 4,322 statewide, top 55%, 544 students, 71% FRL) — zoned schools average 71% FRL vs 32% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the Burleson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 34 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 $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

• It's been on market 35 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,291 (3.5% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $206,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Renfro St	0.07mi	3/1.0	1,100 (+2%)	4mo	$215,000	$195	89
512 NW Lorna St	0.06mi	3/1.0	1,032 (-4%)	2mo	$148,750	$144	89
557 Hillery St	0.14mi	3/2.0	1,090 (+2%)	9mo	$215,000	$197	80
200 SW Moody St	0.25mi	3/1.5	1,143 (+6%)	4mo	$165,000	$144	73
109 SW Moody St	0.21mi	3/2.0	1,136 (+6%)	9mo	$245,000	$216	69
115 NE Taylor St	0.17mi	3/1.0	934 (-13%)	2mo	$215,000	$230	69
624 NW Douglas St	0.38mi	2/1.0 (-1)	1,064 (-1%)	9mo	$200,000	$188	68
405 Marion Ln	0.26mi	3/2.0	1,170 (+9%)	2mo	$163,000	$139	67
318 NE Michael Dr	0.27mi	3/2.0	1,206 (+12%)	4mo	$175,000	$145	60
540 NW Mound St	0.28mi	3/2.0	1,206 (+12%)	9mo	$250,000	$207	55
624 NW Barbara Ln	0.54mi	3/2.0	1,195 (+11%)	2mo	$225,000	$188	50
345 N Field	0.75mi	2/1.5 (-1)	1,094 (+2%)	7mo	$209,999	$192	49

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-35,821
• Equity at exit: $28,777

10-year hold

• IRR: -14.7%
• Equity multiple: 0.21×
• Total profit: $-42,820
• Equity at exit: $16,687

Cash invested: $54,040 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$423 /mo · $5,074/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-38

Break-even live

Break-even rent $1,918

Max offer price $186,291

Occupancy floor 97%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 NW King St Burleson, TX	3.0	1.0	1300	$1,550	$1.19	43d	1	0.05mi
112 SW Murphy Rd Burleson, TX	3.0	2.0	1210	$1,850	$1.53	2d	1	0.17mi
109 SW Cindy Ln Burleson, TX	3.0	1.0	1276	$1,700	$1.33	43d	1	0.19mi
609 NW Lorna St Burleson, TX	3.0	2.0	1381	$1,800	$1.30	43d	1	0.19mi
344 NW Renfro St Burleson, TX	3.0	1.0	1026	$1,580	$1.54	24d	1	0.24mi
409 Oxford St Burleson, TX	3.0	2.0	1402	$1,995	$1.42	43d	1	0.36mi
772 Hampshire Dr Burleson, TX	3.0	2.0	1210	$2,350	$1.94	43d	1	0.80mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	16d	1	0.92mi
517 Meadowcrest Dr Burleson, TX	3.0	2.0	1305	$2,050	$1.57	12d	1	0.92mi
621 Barkridge Trl Burleson, TX	3.0	2.0	1444	$2,000	$1.39	12d	1	0.93mi
1120 Highcrest Dr Burleson, TX	3.0	2.0	1462	$2,100	$1.44	16d	1	1.00mi
828 Vicksburg Ln Burleson, TX	3.0	2.0	1241	$2,000	$1.61	43d	1	1.02mi
NW Summercrest Blvd Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	1.09mi
812 NW Summercrest Blvd Apt B Burleson, TX	3.0	1.5	1085	$1,450	$1.34	24d	1	1.10mi
236 S Scott St Burleson, TX	3.0	2.0	1250	$1,780	$1.42	12d	1	1.10mi
105 SE Gardens Blvd Apt 112 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	7d	1	1.13mi
105 SE Gardens Blvd Apt 108 Burleson, TX	2.0	1.5	1019	$1,425	$1.40	24d	1	1.13mi
716 SW Sunset Ln Burleson, TX	3.0	1.0	1018	$1,725	$1.69	43d	1	1.16mi
207 Stefanie St Burleson, TX	3.0	2.0	1145	$1,695	$1.48	24d	1	1.16mi
200 Village Creek Pkwy Unit 257 Burleson, TX	2.0	2.0	1051	$1,527	$1.45	12d	1	1.16mi
200 Village Creek Pkwy Unit 2121 Burleson, TX	2.0	2.0	1051	$1,486	$1.41	22d	1	1.16mi
812 Walnut St Burleson, TX	3.0	2.0	1192	$1,750	$1.47	18d	1	1.19mi
444 E Renfro St Burleson, TX	1.0–3.0	1.0–2.0	1094	$2,250	$2.06	1d	1	1.21mi
200 Village Creek Pkwy Unit 223 Burleson, TX	2.0	2.0	1051	$1,645	$1.57	2d	1	1.23mi
450 E Renfro St Burleson, TX	3.0	2.0	1413	$2,135	$1.51	43d	1	1.23mi
428 Tinker Trl Burleson, TX	2.0	2.0	1329	$1,735	$1.31	17d	1	1.25mi
200 Village Creek Pkwy Burleson, TX	1.0–2.0	1.0–2.0	905	$1,852	$2.05	20d	11	1.26mi
900 Vaughn Dr Burleson, TX	3.0	2.0	1408	$2,200	$1.56	43d	1	1.32mi
1412 Anna Lea Ln Burleson, TX	3.0	2.0	1293	$1,925	$1.49	3d	1	1.32mi
1008 Rock Springs Dr Burleson, TX	3.0	2.0	1472	$1,995	$1.36	43d	1	1.36mi
912 Vaughn Dr Burleson, TX	3.0	2.0	1144	$1,700	$1.49	16d	1	1.36mi
213 NW Jayellen Ave Burleson, TX	4.0	2.0	1412	$2,000	$1.42	5d	1	1.39mi
634 Lisa St Burleson, TX	3.0	2.0	1239	$1,845	$1.49	24d	1	1.42mi
128 Meador Ln Burleson, TX	2.0	2.0	947	$1,500	$1.58	43d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $193,000 Active 35 DOM
2. 2026-06-17
   pricedays on market $193,000 Active 34 DOM
3. 2026-06-16
   days on market $202,500 Active 33 DOM
4. 2026-06-15
   days on market $202,500 Active 32 DOM
5. 2026-06-13
   days on market $202,500 Active 30 DOM
6. 2026-06-09
   days on market $202,500 Active 26 DOM
7. 2026-06-08
   days on market $202,500 Active 25 DOM
8. 2026-06-07
   days on market $202,500 Active 24 DOM
9. 2026-06-04
   days on market $202,500 Active 21 DOM
10. 2026-06-03
    days on market $202,500 Active 20 DOM
11. 2026-06-02
    days on market $202,500 Active 19 DOM
12. 2026-06-01
    days on market $202,500 Active 18 DOM
13. 2026-05-31
    days on market $202,500 Active 17 DOM
14. 2026-05-14
    listed $202,500 Active
15. 2022-08-01
    soldstatus
16. 2022-07-29
    soldstatus Closed 706-char remark

    Show marketing remark (706 chars)

    All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

17. 2022-07-14
    status Pending 706-char remark

    Show marketing remark (706 chars)

    All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

18. 2022-07-03
    historical Active Option Contract 706-char remark

    Show marketing remark (706 chars)

    All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

19. 2022-06-30
    price $250,000 706-char remark

    Show marketing remark (706 chars)

    All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

20. 2022-06-21
    listed $255,000 Active 706-char remark

    Show marketing remark (706 chars)

    All that is left to do on this Home is Move In! The long list of updates start with Vinyl Plank Flooring, Cabinets, White Quartz Countertops, Island in the Kitchen, Energy Efficient Windows, Tile Flooring in Bathroom, Carpet in all Bedrooms, 12 Inches of Blown in Fiberglass Insulation, Raised Panel Doors, Larger Baseboards and Trim! That doesn't include the roof being replaced in 2022 with Ridge Vent. The home also has a 200 Amp Service panel with copper wiring and grounded outlets. The exterior has a fresh update with the popular Farmhouse Style. This home is conveniently located close to Old Town Burleson and Highway's I-35 West and State Highway 174. Come see the rest of the updates in Person!

21. 2021-11-22
    soldstatus
22. 2021-11-22
    soldstatus
23. 2000-01-14
    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: $5,074 · $423/mo
• Projected year-2 tax: $5,074 · $423/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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,441
• − Mortgage interest: −$10,811
• − Property taxes: −$5,074
• − Insurance: −$965
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,615
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $412/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

-20.6% since first listed

10 events — show timeline

• 2026-05-14 Listed $202,500 NTREIS
• 2022-08-01 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — NTREIS
• 2022-07-14 Pending — NTREIS
• 2022-07-03 Contingent — NTREIS
• 2022-06-30 Price Changed $250,000 NTREIS
• 2022-06-21 Listed $255,000 NTREIS
• 2021-11-22 Sold (Public Records) — Public Records
• 2021-11-22 Sold (Public Records) — Public Records
• 2000-01-14 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,074 · +18.2% YoY. Source: county tax records.