1313 N Robinson St · Cleburne, TX 76031

$175,000

3 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 150 Days on market

Built 1940 10,193 sqft lot $116/sqft · 16% below area Est $207k · 16% under

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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 +18.9/30.0
• ARV discount +14.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this cute home with a large front porch. This would be a good starter or a perfect rental for income.

Key facts

• Large front porch
• 0.23 acre lot
• Built 1940

Tags

• LARGE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Irving El (math 26% / reading 26%, grade F, #2,954 of 4,322 statewide, top 69%, 521 students, 83% FRL); Ad Wheat Middle (math 31% / reading 29%, grade F, #1,056 of 1,662 statewide, top 65%, 703 students, 76% 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: 338 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 150 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.01% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $207,454
• List price: $175,000
• Delta: -15.64%
• 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
1203 N Anglin St	0.08mi	3/1.0	1,407 (-7%)	1mo	$150,000	$107	84
1307 N Robinson St	0.04mi	3/2.0	1,444 (-4%)	8mo	$232,900	$161	80
822 N Robinson St	0.36mi	3/1.0	1,575 (+4%)	2mo	$100,000	$63	74
1510 N Wilhite St	0.20mi	3/2.0	1,421 (-6%)	3mo	$249,000	$175	74
1304 N Wood St	0.49mi	3/2.0	1,521 (+1%)	3mo	$65,000	$43	70
1802 N Wilhite St	0.40mi	3/2.0	1,364 (-10%)	2mo	$195,000	$143	60
707 Cedar St	0.64mi	3/2.0	1,424 (-6%)	1mo	$269,000	$189	56
741 N Robinson St	0.52mi	3/2.0	1,356 (-10%)	4mo	$200,000	$147	51
206 Williams Ave	0.66mi	3/2.0	1,630 (+8%)	8mo	$325,000	$199	46
214 Rose Ave	0.47mi	3/2.0	1,719 (+14%)	7mo	$289,000	$168	45
609 W Lone Star Ave	0.66mi	4/2.0 (+1)	1,376 (-9%)	8mo	$203,000	$148	39
417 Rose Ave	0.72mi	4/2.0 (+1)	1,643 (+9%)	8mo	$300,000	$183	36

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-16,973
• Equity at exit: $26,093

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-24
• Equity at exit: $15,131

Cash invested: $49,000 (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 76031

• Home prices YoY: -17.6%
• Active inventory: 338
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$918
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $178

Break-even live

Break-even rent $1,548

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $277	-5% $228	+0% $178	+5% $129	+10% $79
Rent	-10% $38	-5% $108	+0% $178	+5% $248	+10% $318
Rate	-1.0pp $266	-0.5pp $223	base $178	+0.5pp $133	+1.0pp $87

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Scurlock Ave Cleburne, TX	4.0	2.0	1457	$1,770	$1.21	45d	1	0.23mi
226 Seclusion Dr Cleburne, TX	3.0–4.0	2.0	1641	$2,205	$1.34	0d	1	0.44mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	26d	1	0.52mi
1705 N Robinson St Cleburne, TX	3.0	1.5	1076	$1,450	$1.35	0d	1	0.52mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	45d	1	0.55mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	4d	1	0.55mi
1005 N Buffalo Ave Cleburne, TX	3.0	1.0	1146	$1,500	$1.31	26d	1	0.55mi
514 Euclid St Cleburne, TX	3.0	2.0	1152	$1,595	$1.38	45d	1	0.62mi
404 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,225	$1.26	0d	1	0.69mi
103 May Ave Cleburne, TX	3.0	2.0	1262	$1,795	$1.42	8d	1	0.72mi
414 Rose Ave Cleburne, TX	4.0	2.0	1763	$2,214	$1.26	3d	1	0.73mi
104 May Ave Cleburne, TX	3.0	2.0	1164	$1,550	$1.33	45d	1	0.74mi
303 Eastland St Cleburne, TX	3.0	3.0	1254	$1,950	$1.56	45d	1	0.76mi
1606 Granbury St Unit A Cleburne, TX	3.0	2.0	1289	$1,650	$1.28	14d	1	0.78mi
1405 Granbury St Cleburne, TX	3.0	1.0	1278	$1,545	$1.21	26d	1	0.79mi
612 N Robinson St Cleburne, TX	3.0	2.5	1311	$2,200	$1.68	45d	1	0.80mi
1507 Granbury St Cleburne, TX	3.0	2.0	1140	$1,811	$1.59	26d	1	0.80mi
438 Sabine Ave Cleburne, TX	3.0	2.0	1230	$1,650	$1.34	14d	1	0.81mi
1005 Granbury St Unit A Cleburne, TX	3.0	2.0	1362	$2,050	$1.51	26d	1	0.86mi
110 E Wilson St Unit B Cleburne, TX	3.0	2.5	1400	$1,900	$1.36	26d	1	0.90mi
405 Madison St Unit Na Cleburne, TX	3.0	2.0	1645	$1,975	$1.20	45d	1	1.00mi
1108 Poindexter Ave Cleburne, TX	3.0	1.0	1300	$1,550	$1.19	45d	1	1.11mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$2,708	$2.77	0d	1	1.14mi
413 Shaw St Cleburne, TX	4.0	2.0	1713	$2,100	$1.23	45d	1	1.15mi
805 N Douglas Ave Cleburne, TX	3.0	2.0	1460	$1,999	$1.37	45d	1	1.16mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,308	$1.38	0d	53	1.17mi
1315 Joslin St Cleburne, TX	3.0	2.0	1294	$1,595	$1.23	9d	1	1.17mi
521 Woodard Ave Unit One Cleburne, TX	2.0	1.0	1350	$1,000	$0.74	45d	1	1.27mi
1311 Manor Dr Cleburne, TX	3.0	2.0	1492	$1,825	$1.22	26d	1	1.35mi
318 College St Unit B Cleburne, TX	2.0	1.0	1256	$1,150	$0.92	26d	1	1.40mi
805 Bluffview Dr Cleburne, TX	4.0	2.5	2203	$2,245	$1.02	45d	1	1.41mi
405 College St Cleburne, TX	3.0	2.0	1396	$1,650	$1.18	8d	1	1.44mi
605 Mayfield Dr Cleburne, TX	3.0	3.0	2140	$2,340	$1.09	45d	1	1.47mi
1434 Trail Creek Dr Cleburne, TX	3.0–4.0	2.0	2129	$2,350	$1.10	23d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $175,000 Active 150 DOM
2. 2026-06-18
   days on market $175,000 Active 147 DOM
3. 2026-06-17
   days on market $175,000 Active 146 DOM
4. 2026-06-16
   days on market $175,000 Active 145 DOM
5. 2026-06-15
   days on market $175,000 Active 144 DOM
6. 2026-06-13
   days on market $175,000 Active 142 DOM
7. 2026-06-09
   days on market $175,000 Active 138 DOM
8. 2026-06-08
   statusdays on market $175,000 Active 137 DOM
9. 2026-06-07
   days on market $175,000 Active Option Contract 136 DOM
10. 2026-06-04
    days on market $175,000 Active Option Contract 133 DOM
11. 2026-06-03
    days on market $175,000 Active Option Contract 132 DOM
12. 2026-06-02
    days on market $175,000 Active Option Contract 131 DOM
13. 2026-06-02
    status $175,000 Active Option Contract 130 DOM
14. 2026-06-01
    days on market $175,000 Active 130 DOM
15. 2026-05-31
    days on market $175,000 Active 129 DOM
16. 2026-01-19
    listed $175,000 Active 110-char remark

    Show marketing remark (110 chars)

    Come see this cute home with a large front porch. This would be a good starter or a perfect rental for income.

17. 2003-06-18
    soldstatus
18. 2003-05-22
    historical
19. 2003-04-19
    listed $42,500

ⓘ 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: $2,787 · $232/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$416/yr (+$35/mo · 14.9%)

ⓘ 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

Taxation est. · year 1

• Rental income: $21,282
• − Mortgage interest: −$9,803
• − Property taxes: −$2,787
• − Insurance: −$875
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,091
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,301/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
• City population: 29,538
• Population (ZIP): 18,697

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: —

Market trends

• HPI YoY: ▼ -59.43%
• Current HPI: 277.598
• 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

+311.8% since first listed

4 events — show timeline

• 2026-01-19 Listed $175,000 NTREIS
• 2003-06-18 Sold (Public Records) — Public Records
• 2003-05-22 Listing Removed — NTREIS
• 2003-04-19 Listed $42,500 NTREIS

Property tax history

+5.9%/yr

Latest (2025): $2,787 · +1.5% YoY. Source: county tax records.