1209 N Anglin St · Cleburne, TX 76031

$149,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 93 Days on market

Built 1930 7,579 sqft lot $176/sqft · 11% below area Est $169k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +11.8/30.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• 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

So many options. Full of possibilities and packed with potential, this 2-bedroom, 1-bath, 1 car garage home in Cleburne can be yours. Whether you’re looking for your 1st home, wanting to down size or build your investor portfolio. This home is ready for a new owner to add their personal touch and restore its full sparkle. Home features a large kitchen. Utility room for full washer and dryer. Nice fenced backyard. Conveniently located near schools, parks, shopping, and downtown amenities. Home is leased to long time tenant. Home can also be packaged with 5 other homes that are offered for sale as well. All MLS# for properties offer for sale 21206881, 21211282, 21211302, 21214411. 21214430 and 21214445. Home and property are being sold “as-is” “where-is”.

Key facts

• Large kitchen
• Fenced backyard
• 7,579 sq ft lot

Tags

• LARGE KITCHEN
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.3% below list).
• Recommended offer: $121k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4k 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 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $120,933 (19.3% 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 93 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $168,879
• List price: $149,900
• Delta: -11.24%
• 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
500 W Lone Star Ave	0.55mi	2/1.0	864 (+2%)	1mo	$129,900	$150	70
415 Turner St	0.54mi	2/1.0	856 (+1%)	5mo	$119,900	$140	69
211 Huron St	0.21mi	2/1.0	952 (+12%)	2mo	$169,999	$179	68
1805 N Robinson St	0.50mi	2/1.0	858 (+1%)	13mo	$190,000	$221	64
403 Huron St	0.32mi	2/1.0	896 (+5%)	14mo	$172,000	$192	64
515 Euclid St	0.52mi	2/1.0	885 (+4%)	11mo	$159,900	$181	60
407 Erie St	0.31mi	2/1.0	966 (+14%)	6mo	$90,000	$93	58
1404 N Wilhite St	0.16mi	3/2.0 (+1)	932 (+10%)	14mo	$197,000	$211	56
402 Turner St	0.46mi	2/1.0	966 (+14%)	7mo	$110,000	$114	50
401 Turner St	0.47mi	2/1.0	780 (-8%)	20mo	$135,000	$173	48
748 N Wilhite St	0.59mi	3/1.0 (+1)	896 (+5%)	16mo	$188,000	$210	45
428 Marengo St	0.58mi	2/1.0	758 (-11%)	16mo	$189,800	$250	41

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-26,905
• Equity at exit: $22,351

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-26,811
• Equity at exit: $12,961

Cash invested: $41,972 (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.

Methodology + full state rankings →

ZIP-level market 76031

• Home prices YoY: -17.6%
• Active inventory: 338
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$786
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-41

Break-even live

Break-even rent $1,261

Max offer price $142,666

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $1	+0% $-41	+5% $-83	+10% $-126
Rent	-10% $-136	-5% $-89	+0% $-41	+5% $7	+10% $55
Rate	-1.0pp $35	-0.5pp $-3	base $-41	+0.5pp $-80	+1.0pp $-119

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Ramsey St #124 Cleburne, TX	2.0	1.0	880	$1,050	$1.19	24d	1	0.17mi
122 Ramsey Ave Cleburne, TX	2.0	1.0	880	$1,050	$1.19	0d	1	0.17mi
1610 N Anglin St Cleburne, TX	3.0	1.0	900	$1,500	$1.67	20d	1	0.33mi
1705 N Robinson St Cleburne, TX	3.0	2.0	1076	$1,450	$1.35	26d	1	0.47mi
1705 N Robinson St Cleburne, TX	3.0	1.5	1076	$1,450	$1.35	0d	1	0.47mi
400 Phillips St Cleburne, TX	2.0–3.0	1.0–1.5	1000	$1,255	$1.25	0d	4	0.55mi
901 N Border St Unit A Cleburne, TX	2.0	1.0	900	$950	$1.06	45d	1	0.58mi
1308 N Brazos Ave Cleburne, TX	3.0	2.0	1028	$1,595	$1.55	26d	1	0.86mi
112 W Wilson St Cleburne, TX	2.0	1.0	1002	$1,400	$1.40	45d	1	0.94mi
1904 Starling Ct Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	45d	1	0.95mi
1904 Starling Ct Unit 1 Cleburne, TX	2.0	1.0	1007	$1,150	$1.14	22d	1	0.95mi
431 N Wilhite St Unit 431 Cleburne, TX	2.0	1.0	750	$1,195	$1.59	21d	1	0.95mi
115 Cleburne Station Pkwy Cleburne, TX	1.0–3.0	1.0–2.0	977	$2,045	$2.09	0d	1	1.05mi
305 N Robinson St Unit C, Upstairs Right Cleburne, TX	1.0	1.0	574	$799	$1.39	5d	1	1.12mi
305 N Robinson St Cleburne, TX	1.0	1.0	574	$849	$1.48	12d	1	1.12mi
2205 Pipeline Rd Cleburne, TX	2.0	1.0–2.0	949	$1,308	$1.38	0d	53	1.12mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,300	$1.81	9d	1	1.18mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,325	$1.84	45d	1	1.18mi
601 Royal St Cleburne, TX	2.0	1.0	720	$1,375	$1.91	4d	1	1.18mi
201 E Chambers St Unit 203 Cleburne, TX	1.0	1.0	1022	$1,525	$1.49	3d	1	1.29mi
1419 W Kilpatrick St Unit 1419 A KILPATRICK Cleburne, TX	1.0	1.0	650	$975	$1.50	45d	1	1.30mi
1108 Williams Ave Unit H Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.32mi
1106 Williams Ave Unit D Cleburne, TX	2.0	1.0	900	$900	$1.00	26d	1	1.33mi
1110 Williams Ave Unit C Cleburne, TX	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
204 S Caddo St Cleburne, TX	1.0	1.0	650	$1,000	$1.54	26d	1	1.37mi
907 Hodge St Cleburne, TX	2.0	1.0	912	$1,450	$1.59	4d	1	1.38mi
909 W Wardville St Cleburne, TX	2.0	1.0	847	$1,350	$1.59	45d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $149,900 Active 93 DOM
2. 2026-06-18
   days on market $149,900 Active 90 DOM
3. 2026-06-17
   days on market $149,900 Active 89 DOM
4. 2026-06-16
   days on market $149,900 Active 88 DOM
5. 2026-06-15
   days on market $149,900 Active 87 DOM
6. 2026-06-13
   days on market $149,900 Active 85 DOM
7. 2026-06-09
   days on market $149,900 Active 81 DOM
8. 2026-06-08
   days on market $149,900 Active 80 DOM
9. 2026-06-07
   days on market $149,900 Active 79 DOM
10. 2026-06-04
    days on market $149,900 Active 76 DOM
11. 2026-06-03
    pricedays on market $149,900 Active 75 DOM
12. 2026-06-02
    days on market $165,000 Active 74 DOM
13. 2026-06-01
    days on market $165,000 Active 73 DOM
14. 2026-05-31
    days on market $165,000 Active 72 DOM
15. 2026-03-20
    listed $165,000 Active 795-char remark

    Show marketing remark (795 chars)

    So many options. Full of possibilities and packed with potential, this 2-bedroom, 1-bath, 1 car garage home in Cleburne can be yours. Whether you’re looking for your 1st home, wanting to down size or build your investor portfolio. This home is ready for a new owner to add their personal touch and restore its full sparkle. Home features a large kitchen. Utility room for full washer and dryer. Nice fenced backyard. Conveniently located near schools, parks, shopping, and downtown amenities. Home is leased to long time tenant. Home can also be packaged with 5 other homes that are offered for sale as well. All MLS# for properties offer for sale 21206881, 21211282, 21211302, 21214411. 21214430 and 21214445. Home and property are being sold “as-is” “where-is”.

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$970/yr (+$81/mo · 54.7%)

ⓘ 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: $14,512
• − Mortgage interest: −$8,397
• − Property taxes: −$1,773
• − Insurance: −$750
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,361
• Taxable loss: −$3,090
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $250/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

1 event — show timeline

• 2026-03-20 Listed $165,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $1,773 · +1.5% YoY. Source: county tax records.