1809 Virginia Pl · Cleburne, TX 76033

$100,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.29 ac lot

---

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 +25.8/30.0
• 1% rule +8.8/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an exceptional value-add opportunity in Cleburne. This 3-bedroom, 1-bath home offers a fantastic foundation for buyers seeking a property with incredible potential for transformation. Whether you are looking to revitalize a classic space to suit your personal style or aiming to execute a strategic renovation for an investment portfolio, this home provides the perfect blank canvas. Priced to reflect the work desired, this property invites you to bring your creative vision and contractor to unlock the true value of this residence. Don't miss this unique opportunity to build instant equity in a prime location—schedule your showing today and explore the possibilities. Investors,

Key facts

• 0.29 acre lot
• Built 1965
• Listed 7 days

Property features AI

Finance

• Other: Property type: Single family residence; Property is not attached; Parcel number available
• Financial info: Second mortgage: none; Loan type: Treat As Clear
• HOA & community: No association

Exterior

• Parking: Other parking (no covered or carport spaces listed)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1965; One story
• Construction: Year built 1965
• Exterior features: Wood fencing; Fenced yard; Lot under 0.5 acre (approximately 0.289 acres); Subdivision: Meadow Lawn

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% vs local median 3.6% 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: Adams El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 431 students, 76% FRL) — zoned schools average 76% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 660 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $100,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $209,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Phillips St	0.21mi	3/2.0 (+1)	1,240 (+4%)	0mo	$239,000	$193	75
809 Euclid St	0.28mi	3/1.0 (+1)	1,243 (+4%)	3mo	$222,500	$179	73
1301 Rose Ave	0.31mi	3/2.0 (+1)	1,242 (+4%)	4mo	$205,000	$165	67
808 Marengo St	0.31mi	3/1.0 (+1)	1,291 (+8%)	4mo	$225,000	$174	64
508 Bales St	0.49mi	2/2.0	1,230 (+3%)	7mo	$215,000	$175	63
603 Lilly St	0.20mi	3/1.0 (+1)	1,371 (+15%)	0mo	$155,000	$113	61
212 Preston Dr	0.63mi	3/2.0 (+1)	1,220 (+2%)	1mo	$235,500	$193	57
418 Marengo St	0.46mi	3/1.0 (+1)	1,096 (-8%)	4mo	$167,500	$153	56
701 Poindexter Ave	0.59mi	2/1.0	1,090 (-9%)	3mo	$170,000	$156	55
1301 N Douglas Ave	0.60mi	2/1.0	1,344 (+12%)	3mo	$230,000	$171	49
1715 Raylene Dr	0.55mi	3/2.0 (+1)	1,120 (-6%)	8mo	$209,000	$187	48
308 Poindexter Ave	0.69mi	3/2.0 (+1)	1,048 (-12%)	3mo	$197,000	$188	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.84×
• Total profit: $-4,620
• Equity at exit: $14,910

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $803
• Equity at exit: $8,646

Cash invested: $28,000 (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 76033

• Rents YoY: -0.8%
• Active inventory: 660
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$524
• Tax from tax record: −$280 /mo · $3,356/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $244

Break-even live

Break-even rent $1,071

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 Starling Ct Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	44d	1	0.05mi
1904 Starling Ct Unit 1 Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	21d	1	0.05mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	13d	1	0.25mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	25d	1	0.27mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	25d	1	0.33mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,255	$1.25	1d	5	0.36mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	25d	1	0.36mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	44d	1	0.42mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	44d	1	0.52mi
1424 Phillips St Cleburne, TX	3.0	1.5	1360	$1,795	$1.32	44d	1	0.56mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	7d	1	0.57mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	1d	1	0.58mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	25d	1	0.68mi
1401 Courtney Pl Unit C Cleburne, TX	3.0	1.5	1150	$1,300	$1.13	15d	1	0.72mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	44d	1	0.76mi
1407 Courtney Pl Cleburne, TX	2.0	2.0	1040	$1,195	$1.15	44d	1	0.76mi
1607 N Nolan River Rd Unit C Cleburne, TX	2.0	1.5	1000	$1,250	$1.25	44d	1	0.76mi
1607 N Nolan River Rd Unit A Cleburne, TX	2.0	1.5	1000	$1,250	$1.25	25d	1	0.76mi
1608 Sun Valley Dr Unit C Cleburne, TX	2.0	1.5	1000	$1,200	$1.20	25d	1	0.78mi
1409 Courtney Pl Unit A Cleburne, TX	2.0	1.5	1000	$1,150	$1.15	44d	1	0.78mi
1409 Courtney Pl Unit C Cleburne, TX	3.0	1.5	1400	$1,300	$0.93	25d	1	0.78mi
1409 Courtney Pl Cleburne, TX	3.0	2.0	1150	$1,400	$1.22	44d	1	0.78mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	44d	1	0.81mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	3d	1	0.81mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	25d	1	0.81mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	44d	1	0.81mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$1,994	$2.04	1d	1	0.81mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	25d	1	0.85mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	44d	1	0.86mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	25d	1	0.87mi
122 Ramsey St #124 Cleburne, TX	2.0	1.0	880	$1,050	$1.19	22d	1	0.88mi
1610 N Anglin St Cleburne, TX	3.0	1.0	900	$1,500	$1.67	19d	1	0.90mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	25d	1	0.99mi
815 Woodard Ave Cleburne, TX	1.0–2.0	1.0–2.0	793	$1,335	$1.68	1d	8	1.05mi
1605 Morningside Dr Cleburne, TX	3.0	2.0	1496	$1,900	$1.27	44d	1	1.05mi
1118 N Nolan River Rd Unit A Cleburne, TX	2.0	1.5	1052	$1,200	$1.14	44d	1	1.06mi
1116 N Nolan River Rd Unit A Cleburne, TX	2.0	1.5	1200	$1,200	$1.00	15d	1	1.08mi
1116 N Nolan River Rd Unit B Cleburne, TX	2.0	1.5	1000	$1,200	$1.20	44d	1	1.08mi
1312 Ridge Run St Unit A Cleburne, TX	2.0	2.0	992	$1,250	$1.26	25d	1	1.11mi
1108 N Nolan River Rd Cleburne, TX	2.0	1.5	1057	$1,350	$1.28	44d	1	1.14mi

Listing history 7 events

1. 2026-06-18
   status $100,000 Pending 7 DOM
2. 2026-06-18
   days on market $100,000 Active Option Contract 7 DOM
3. 2026-06-17
   days on market $100,000 Active Option Contract 6 DOM
4. 2026-06-16
   days on market $100,000 Active Option Contract 5 DOM
5. 2026-06-15
   days on market $100,000 Active Option Contract 4 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $100,000 Active Option Contract 2 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: $3,356 · $280/mo
• Projected year-2 tax: $3,356 · $280/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 · 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

Taxation est. · year 1

• Rental income: $16,546
• − Mortgage interest: −$5,602
• − Property taxes: −$3,356
• − Insurance: −$500
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,909
• Taxable income: $1,532
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,555/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: 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

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 County · 147,987 people
• City population: 29,538
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 29,538
• Household income: $76,292
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 927.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Guatemala, Vietnam
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 2%

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: ▼ -202.75%
• Current HPI: 246.0029
• Rent YoY: ▼ -0.83%
• 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

3 events — show timeline

• 2026-06-13 Contingent — NTREIS
• 2026-06-11 Listed $100,000 NTREIS
• 1999-01-28 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,356 · +11.7% YoY. Source: county tax records.