2205 Doc Holiday Rd · Burleson, TX 76058

$250,999

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 1 Days on market

Built 2025 Poor condition 6,011 sqft lot Est $318k · 21% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Frontier - Ramsey Floorplan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-story design
• Owner's suite

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $251k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $251k).
• Cap rate 7.8% 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.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 420 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $318,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Doc Holiday Rd	0.00mi	4/2.0	1,720 (0%)	0mo	$256,999	$149	100
2148 Jesse James Ln	0.00mi	4/2.0	1,656 (-4%)	1mo	$240,999	$146	93
1620 Glade Meadows Dr	0.41mi	3/2.0 (-1)	1,841 (+7%)	1mo	$365,000	$198	64
1160 Indigo Ln	0.41mi	4/2.0	1,818 (+6%)	10mo	$350,000	$193	63
5828 Thousand Oaks Dr	0.59mi	4/2.0	1,800 (+5%)	4mo	$349,900	$194	61
5824 Thousand Oaks Dr	0.60mi	4/2.0	1,580 (-8%)	4mo	$269,900	$171	55
6520 Boot Jack Dr	0.42mi	3/2.0 (-1)	1,918 (+12%)	2mo	$355,000	$185	54
1148 Blue Sky Ln	0.49mi	3/2.0 (-1)	1,893 (+10%)	10mo	$359,000	$190	47
6400 Azur Meadows Dr	0.49mi	4/2.0	1,885 (+10%)	19mo	$330,000	$175	46
1400 Grassy Meadows Dr	0.46mi	3/2.0 (-1)	1,900 (+10%)	15mo	$365,000	$192	44
1640 Glade Meadows Dr	0.34mi	3/2.0 (-1)	1,927 (+12%)	21mo	$350,000	$182	42
1169 Sapphire Ln	0.45mi	3/2.0 (-1)	1,907 (+11%)	19mo	$348,900	$183	40

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-20,928
• Equity at exit: $37,425

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,397
• Equity at exit: $21,702

Cash invested: $70,280 (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: 420
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,765/yr
• Insurance: −$105
• HOA: −$50
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $309

Break-even live

Break-even rent $2,259

Max offer price $250,999

Occupancy floor 83%

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: $62,750
• Closing costs: $7,530
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Caddo Peak Trl Joshua, TX	3.0	3.0	1504	$2,650	$1.76	10d	1	1.00mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-03-21
   status Pending
2. 2026-03-20
   listed $250,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$14,060
• − Property taxes: −$3,765
• − Insurance: −$1,255
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$600
• − Depreciation: −$7,302
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $3,772/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant overgrowth and requires extensive landscaping and fencing to improve its curb appeal and property value.

Repairs flagged

• Major overgrown vegetation — Significant overgrowth requires extensive trimming and landscaping
• Major lawn — Lawn needs mowing and fertilization

Value-add opportunities

• Both landscaping and lawn care — Improves curb appeal and property value
• Both fencing — Enhances privacy and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Significant overgrowth requires extensive trimming and landscaping	Major	$15,000–50,000
lawn · Lawn needs mowing and fertilization	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and lawn care — Improves curb appeal and property value ↑
• Both fencing — Enhances privacy and property value ↑

ⓘ 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: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 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
• 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

2 events — show timeline

• 2026-03-21 Pending — NTREIS
• 2026-03-20 Listed $250,999 NTREIS