2720 Cypress St · Oak Trail Shores, TX 76048

$145,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 157 Days on market

Built 2024 1,307 sqft lot $119/sqft · 8% above area Est $135k · 8% over $7/mo HOA

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +4.0/15.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Home Near Granbury Lake! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering comfort, functionality, and a prime location. Inside, you’ll find durable vinyl flooring throughout and a bright, eat-in kitchen perfect for everyday living and casual entertaining. All three bedrooms feature walk-in closets, providing exceptional storage rarely found at this price point. Located just minutes from Granbury Lake and approximately 10 minutes from Historic Granbury Square, this home offers easy access to boating, dining, shopping, and local events while still enjoying a peaceful setting. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, this property delivers convenience, space, and lifestyle. Schedule your showing today and experience all this home has to offer!

Key facts

• Near granbury lake
• Walk-in closets
• Eat-in kitchen

Tags

• WALK-IN CLOSETS
• EAT-IN KITCHEN
• NEAR GRANBURY LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.9% in Oak Trail Shores — 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 58/100 on livability (#1,187 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, schools F, amenities F.
• Granbury ISD (town): math 46% / reading 46% proficiency, ranked #237 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Hood County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.33% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $134,511
• List price: $145,000
• Delta: 7.80%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2723 Cypress St	0.03mi	3/2.0	1,216 (0%)	2mo	$147,500	$121	97
3806 Oak Meadow St	0.31mi	3/2.0	1,264 (+4%)	11mo	$150,000	$119	70
3622 Brook Valley St	0.36mi	3/2.0	1,140 (-6%)	6mo	$137,500	$121	68
2614 Sycamore Ct	0.26mi	3/2.0	1,344 (+10%)	4mo	$175,000	$130	67
3001 Elmwood Dr	0.74mi	3/2.0	1,191 (-2%)	4mo	$157,500	$132	58
2548 Rockcliff Ct	0.61mi	3/2.0	1,120 (-8%)	13mo	$130,000	$116	48
2703 Rockcliff Ct	0.59mi	3/2.0	1,368 (+12%)	14mo	$120,000	$88	40
2654 Edgecliff Ct	0.73mi	3/2.0	1,344 (+10%)	12mo	$150,000	$112	39
3609 Greenbrook St	0.47mi	2/1.0 (-1)	1,036 (-15%)	9mo	$75,000	$72	37
2657 Edgecliff Ct	0.70mi	2/2.0 (-1)	1,064 (-12%)	8mo	$120,000	$113	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 · 1.1% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $9,235
• Equity at exit: $21,620

10-year hold

• IRR: 13.6%
• Equity multiple: 2.00×
• Total profit: $40,556
• Equity at exit: $12,537

Cash invested: $40,600 (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 76048

• Home prices YoY: -23.4%
• Rents YoY: 1.1%
• Active inventory: 929
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$60
• HOA: −$7
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $571

Break-even live

Break-even rent $1,205

Max offer price $145,000

Occupancy floor 65%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Terri Lee Ln Granbury, TX	4.0	2.0	1387	$2,075	$1.50	1d	1	1.01mi
3225 Evergreen Dr Granbury, TX	3.0	1.0	916	$1,425	$1.56	1d	1	1.29mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 32 events

1. 2026-06-18
   days on market $145,000 Active 157 DOM
2. 2026-06-17
   days on market $145,000 Active 156 DOM
3. 2026-06-16
   days on market $145,000 Active 155 DOM
4. 2026-06-15
   days on market $145,000 Active 154 DOM
5. 2026-06-13
   days on market $145,000 Active 152 DOM
6. 2026-06-09
   days on market $145,000 Active 148 DOM
7. 2026-06-08
   days on market $145,000 Active 147 DOM
8. 2026-06-07
   days on market $145,000 Active 146 DOM
9. 2026-06-04
   days on market $145,000 Active 143 DOM
10. 2026-06-03
    days on market $145,000 Active 142 DOM
11. 2026-06-02
    days on market $145,000 Active 141 DOM
12. 2026-06-02
    days on market $145,000 Active 140 DOM
13. 2026-05-31
    days on market $145,000 Active 139 DOM
14. 2026-05-01
    price $145,000 854-char remark

    Show marketing remark (854 chars)

    Charming 3-Bedroom Home Near Granbury Lake! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering comfort, functionality, and a prime location. Inside, you’ll find durable vinyl flooring throughout and a bright, eat-in kitchen perfect for everyday living and casual entertaining. All three bedrooms feature walk-in closets, providing exceptional storage rarely found at this price point. Located just minutes from Granbury Lake and approximately 10 minutes from Historic Granbury Square, this home offers easy access to boating, dining, shopping, and local events while still enjoying a peaceful setting. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, this property delivers convenience, space, and lifestyle. Schedule your showing today and experience all this home has to offer!

15. 2026-02-25
    price $147,500 854-char remark

    Show marketing remark (854 chars)

    Charming 3-Bedroom Home Near Granbury Lake! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering comfort, functionality, and a prime location. Inside, you’ll find durable vinyl flooring throughout and a bright, eat-in kitchen perfect for everyday living and casual entertaining. All three bedrooms feature walk-in closets, providing exceptional storage rarely found at this price point. Located just minutes from Granbury Lake and approximately 10 minutes from Historic Granbury Square, this home offers easy access to boating, dining, shopping, and local events while still enjoying a peaceful setting. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, this property delivers convenience, space, and lifestyle. Schedule your showing today and experience all this home has to offer!

16. 2026-01-12
    listed $150,000 Active 854-char remark

    Show marketing remark (854 chars)

    Charming 3-Bedroom Home Near Granbury Lake! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering comfort, functionality, and a prime location. Inside, you’ll find durable vinyl flooring throughout and a bright, eat-in kitchen perfect for everyday living and casual entertaining. All three bedrooms feature walk-in closets, providing exceptional storage rarely found at this price point. Located just minutes from Granbury Lake and approximately 10 minutes from Historic Granbury Square, this home offers easy access to boating, dining, shopping, and local events while still enjoying a peaceful setting. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, this property delivers convenience, space, and lifestyle. Schedule your showing today and experience all this home has to offer!

17. 2025-10-14
    historical
18. 2025-06-02
    price $159,900
19. 2025-04-16
    listed $164,900 Active
20. 2024-10-30
    historical
21. 2024-08-15
    listed $169,000 Active
22. 2023-12-19
    soldstatus Closed
23. 2023-12-13
    status Pending
24. 2023-12-11
    status Active
25. 2023-11-21
    historical Active Option Contract
26. 2023-11-16
    listed $10,000 Active
27. 2021-09-15
    soldstatus
28. 2021-09-03
    soldstatus Sold
29. 2021-09-02
    status Pending
30. 2021-08-24
    historical Active Option Contract
31. 2021-08-14
    price $7,500
32. 2021-08-13
    listed $68,000 Active

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,166/yr (+$97/mo · 78.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 20 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: $23,127
• − Mortgage interest: −$8,122
• − Property taxes: −$1,488
• − Insurance: −$725
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − HOA: −$84
• − Depreciation: −$4,218
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $5,699/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: Granbury ISD
• NCES district ID: 4821390
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $55,856
• Composite: 40.04/100
• National rank: #3820
• State rank: #237 of 826 in TX

Livability — Oak Trail Shores

• Score: 58/100
• State rank: #1187
• US rank: #20758

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Trail Shores, TX
• County: Hood County · 58,506 people
• Metro: Granbury, TX
• Population (ZIP): 27,000
• Household income: $70,346
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 612.0

Population outlook (Hood County) Hauer SSP2

• Today (2025): 63,502 people
• By 2030: 67,459 · +6.2%
• By 2040: 74,958 · +18.0%
• By 2050: 81,922 · +29.0%
• By 2075: 98,872 · +55.7%
• By 2100: 107,796 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Hood

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -54.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+64.1 2016: R+66.5 2012: R+64.7 2008: R+54.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.25%
• Current HPI: 272.2126
• Rent YoY: ▲ 1.10%
• Metro: Granbury, 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

+113.2% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $145,000 NTREIS
• 2026-02-25 Price Changed $147,500 NTREIS
• 2026-01-12 Listed $150,000 NTREIS
• 2025-10-14 Listing Removed — NTREIS
• 2025-06-02 Price Changed $159,900 NTREIS
• 2025-04-16 Listed $164,900 NTREIS
• 2024-10-30 Listing Removed — NTREIS
• 2024-08-15 Listed $169,000 NTREIS
• 2023-12-19 Sold (MLS) — NTREIS
• 2023-12-13 Pending — NTREIS
• 2023-12-11 Relisted — NTREIS
• 2023-11-21 Contingent — NTREIS
• 2023-11-16 Listed $10,000 NTREIS
• 2021-09-15 Sold (Public Records) — Public Records
• 2021-09-03 Sold (MLS) — NTREIS
• 2021-09-02 Pending — NTREIS
• 2021-08-24 Contingent — NTREIS
• 2021-08-14 Price Changed $7,500 NTREIS
• 2021-08-13 Listed $68,000 NTREIS

Property tax history

+33.4%/yr

Latest (2025): $1,488 · +1140.9% YoY. Source: county tax records.