5719 Barkridge Dr · Canyon Creek, TX 76048

$248,600

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 81 Days on market

Built 2022 1,307 sqft lot $162/sqft · at area comps Est $261k · at est. $31/mo HOA · 1% of rent

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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).

• Cash flow +11.9/30.0
• ARV discount +9.6/15.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like Brand new home 1 owner spotless clean home with an assumable loan at 4.375%! This beautiful home was built in 2022 and is located in the popular gated and guarded community of Canyon Creek! Home details: 3 bedroom, 2 bath, 1533 square feet, attached garage. Open floorpan with all the upgrades! Living room features plenty of windows for ample natural light, ceiling fan, elegant electric fireplace for extra warmth, beautiful accent walls, and beautiful wood look vinyl plank flooring! From the living room you walk into the dining room that offers plenty of space for those evening dinners. Spectacular kitchen features a large granite island perfect for serving quick meals, plenty of beautiful white cabinets, and full stainless appliances. Cooktop stove, built in microwave, dishwasher, and refrigerator. Cottage door from the kitchen for quick access to the backyard. Large master bedroom offers ample room for that king size bed! Ensuite master bathroom features granite countertops, double sinks, oversized walk in shower, and an extra large walk in master closet! Master bath also features a great window feature for natural light. Bedrooms 2 and 3 are super sized! You won't find many guest bedrooms this large and 16 foot L X 11 foot W! Each bedroom features large closets and ceiling fans. Guest bath features granite countertops and a great location between both bedrooms. Completing this custom one owner home is high ceilings, decorative lighting, double pane windows throughout, and an attached garage with opener. Exterior features a very nice covered front porch, sod front and back yard, and a wood privacy fence. This home is also located on one of the few streets with sewer. No septic needed. Canyon Creek community offers a gated and guarded entrance, security patrols, clubhouse, multiple community pools, Lake Granbury access, multiple parks, and a conveniently located community mailbox. Have kids? Mambrino elementary is located just minutes from the community!

Key facts

• Large granite island
• Multiple parks
• Wood privacy fence

Tags

• LARGE GRANITE ISLAND
• FULL STAINLESS APPLIANCES
• OVERSIZED WALK IN SHOWER
• WOOD PRIVACY FENCE
• LAKE GRANBURY ACCESS
• MULTIPLE PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-63 ($-757/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (16.7% below list).
• Recommended offer: $207k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Canyon Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#1,102 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime 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.
• Zoned schools: Mambrino School (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 886 students, 53% FRL); Granbury Middle (math 35% / reading 40%, grade F, #736 of 1,662 statewide, top 45%, 846 students, 68% FRL); Granbury H S (math 38% / reading 51%, grade F, #652 of 1,632 statewide, top 43%, 2,202 students, 46% FRL).
• Market conditions: Rents rising (+1.1%/yr); 930 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,046 (16.7% 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 81 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (median comp): $260,519
• List price: $248,600
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5609 San Jacinto Dr	0.08mi	3/2.0	1,425 (-7%)	3mo	$259,999	$182	82
5845 Black Pine Cir	0.37mi	3/2.0	1,587 (+4%)	2mo	$280,000	$176	76
5103 San Marcos Ct	0.59mi	3/2.0	1,542 (+1%)	2mo	$288,500	$187	70
5610 San Jacinto Dr	0.09mi	4/2.5 (+1)	1,709 (+12%)	2mo	$289,999	$170	68
5518 Cold Water Trl	0.45mi	3/2.0	1,422 (-7%)	4mo	$235,000	$165	64
2718 Austin Dr	0.49mi	3/2.0	1,428 (-7%)	3mo	$281,900	$197	64
5915 Black Pine Cir	0.48mi	3/2.0	1,426 (-7%)	4mo	$245,500	$172	63
2607 Austin Dr	0.42mi	3/2.0	1,380 (-10%)	2mo	$265,000	$192	62
5637 Mesa Loop	0.56mi	3/2.0	1,389 (-9%)	1mo	$225,000	$162	58
3308 Power Plant Ct	0.53mi	3/2.0	1,368 (-11%)	1mo	$260,000	$190	56
2405 Creek Dr	0.62mi	3/2.0	1,415 (-8%)	2mo	$218,700	$155	56
2518 Houston Dr	0.52mi	4/2.0 (+1)	1,729 (+13%)	2mo	$287,000	$166	48

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-48,169
• Equity at exit: $37,067

10-year hold

• IRR: -18.0%
• Equity multiple: 0.10×
• Total profit: $-62,386
• Equity at exit: $21,494

Cash invested: $69,608 (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: 930
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,304
• Tax from tax record: −$261 /mo · $3,126/yr
• Insurance: −$104
• HOA: −$31
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-63

Break-even live

Break-even rent $2,150

Max offer price $237,450

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $7	+0% $-63	+5% $-133	+10% $-204
Rent	-10% $-227	-5% $-145	+0% $-63	+5% $19	+10% $100
Rate	-1.0pp $62	-0.5pp $0	base $-63	+0.5pp $-128	+1.0pp $-193

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: $62,150
• Closing costs: $7,458
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5718 Barkridge Dr Granbury, TX	3.0	2.0	1445	$2,070	$1.43	1d	1	0.04mi
5621 San Jacinto Dr Granbury, TX	3.0	2.0	1477	$2,100	$1.42	9d	1	0.04mi
2524 Creek Dr Granbury, TX	3.0	2.0	1620	$2,150	$1.33	1d	1	0.39mi
2524 Creek Dr Granbury, TX	3.0	2.0	1620	$2,150	$1.33	4d	1	0.39mi
5619 Cold Water Trl Granbury, TX	3.0	2.5	1801	$2,090	$1.16	45d	1	0.41mi
2500 Houston Dr Granbury, TX	4.0	2.5	1770	$2,400	$1.36	6d	1	0.53mi
5105 Waterbury Ct Granbury, TX	4.0	2.0	1727	$2,300	$1.33	26d	1	0.56mi
5522 Firewood Trl Granbury, TX	3.0	2.0	1437	$2,400	$1.67	45d	1	0.82mi
3712 Mandy Dr Unit 2 Granbury, TX	3.0	1.0	1158	$1,300	$1.12	24d	1	0.83mi
3712 Mandy Dr Unit 1 Granbury, TX	3.0	1.0	1112	$1,300	$1.17	20d	1	0.83mi
3705 Mandy Dr #2 Granbury, TX	3.0	1.0	1158	$1,400	$1.21	26d	1	0.84mi
2213 Beverly Dr Granbury, TX	4.0	2.5	1850	$2,300	$1.24	26d	1	1.21mi
2700 Steepleridge Cir Granbury, TX	3.0	2.0	1438	$1,895	$1.32	9d	1	1.27mi
2414 Forest Hill Ln Granbury, TX	3.0	2.0	1493	$2,150	$1.44	5d	1	1.28mi
4710 Llano St Granbury, TX	3.0	2.0	1456	$1,775	$1.22	45d	1	1.36mi
6505 Christa Ct Granbury, TX	3.0	2.0	1368	$2,700	$1.97	45d	1	1.49mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: sewerelectricpoolsecurity

Listing history 22 events

1. 2026-05-13
   price $248,600 1993-char remark

   Show marketing remark (1993 chars)

   Like Brand new home 1 owner spotless clean home with an assumable loan at 4.375%! This beautiful home was built in 2022 and is located in the popular gated and guarded community of Canyon Creek! Home details: 3 bedroom, 2 bath, 1533 square feet, attached garage. Open floorpan with all the upgrades! Living room features plenty of windows for ample natural light, ceiling fan, elegant electric fireplace for extra warmth, beautiful accent walls, and beautiful wood look vinyl plank flooring! From the living room you walk into the dining room that offers plenty of space for those evening dinners. Spectacular kitchen features a large granite island perfect for serving quick meals, plenty of beautiful white cabinets, and full stainless appliances. Cooktop stove, built in microwave, dishwasher, and refrigerator. Cottage door from the kitchen for quick access to the backyard. Large master bedroom offers ample room for that king size bed! Ensuite master bathroom features granite countertops, double sinks, oversized walk in shower, and an extra large walk in master closet! Master bath also features a great window feature for natural light. Bedrooms 2 and 3 are super sized! You won't find many guest bedrooms this large and 16 foot L X 11 foot W! Each bedroom features large closets and ceiling fans. Guest bath features granite countertops and a great location between both bedrooms. Completing this custom one owner home is high ceilings, decorative lighting, double pane windows throughout, and an attached garage with opener. Exterior features a very nice covered front porch, sod front and back yard, and a wood privacy fence. This home is also located on one of the few streets with sewer. No septic needed. Canyon Creek community offers a gated and guarded entrance, security patrols, clubhouse, multiple community pools, Lake Granbury access, multiple parks, and a conveniently located community mailbox. Have kids? Mambrino elementary is located just minutes from the community!

2. 2026-04-22
   price $252,900 1993-char remark

   Show marketing remark (1993 chars)

   Like Brand new home 1 owner spotless clean home with an assumable loan at 4.375%! This beautiful home was built in 2022 and is located in the popular gated and guarded community of Canyon Creek! Home details: 3 bedroom, 2 bath, 1533 square feet, attached garage. Open floorpan with all the upgrades! Living room features plenty of windows for ample natural light, ceiling fan, elegant electric fireplace for extra warmth, beautiful accent walls, and beautiful wood look vinyl plank flooring! From the living room you walk into the dining room that offers plenty of space for those evening dinners. Spectacular kitchen features a large granite island perfect for serving quick meals, plenty of beautiful white cabinets, and full stainless appliances. Cooktop stove, built in microwave, dishwasher, and refrigerator. Cottage door from the kitchen for quick access to the backyard. Large master bedroom offers ample room for that king size bed! Ensuite master bathroom features granite countertops, double sinks, oversized walk in shower, and an extra large walk in master closet! Master bath also features a great window feature for natural light. Bedrooms 2 and 3 are super sized! You won't find many guest bedrooms this large and 16 foot L X 11 foot W! Each bedroom features large closets and ceiling fans. Guest bath features granite countertops and a great location between both bedrooms. Completing this custom one owner home is high ceilings, decorative lighting, double pane windows throughout, and an attached garage with opener. Exterior features a very nice covered front porch, sod front and back yard, and a wood privacy fence. This home is also located on one of the few streets with sewer. No septic needed. Canyon Creek community offers a gated and guarded entrance, security patrols, clubhouse, multiple community pools, Lake Granbury access, multiple parks, and a conveniently located community mailbox. Have kids? Mambrino elementary is located just minutes from the community!

3. 2026-03-09
   listed $257,900 Active 1993-char remark

   Show marketing remark (1993 chars)

   Like Brand new home 1 owner spotless clean home with an assumable loan at 4.375%! This beautiful home was built in 2022 and is located in the popular gated and guarded community of Canyon Creek! Home details: 3 bedroom, 2 bath, 1533 square feet, attached garage. Open floorpan with all the upgrades! Living room features plenty of windows for ample natural light, ceiling fan, elegant electric fireplace for extra warmth, beautiful accent walls, and beautiful wood look vinyl plank flooring! From the living room you walk into the dining room that offers plenty of space for those evening dinners. Spectacular kitchen features a large granite island perfect for serving quick meals, plenty of beautiful white cabinets, and full stainless appliances. Cooktop stove, built in microwave, dishwasher, and refrigerator. Cottage door from the kitchen for quick access to the backyard. Large master bedroom offers ample room for that king size bed! Ensuite master bathroom features granite countertops, double sinks, oversized walk in shower, and an extra large walk in master closet! Master bath also features a great window feature for natural light. Bedrooms 2 and 3 are super sized! You won't find many guest bedrooms this large and 16 foot L X 11 foot W! Each bedroom features large closets and ceiling fans. Guest bath features granite countertops and a great location between both bedrooms. Completing this custom one owner home is high ceilings, decorative lighting, double pane windows throughout, and an attached garage with opener. Exterior features a very nice covered front porch, sod front and back yard, and a wood privacy fence. This home is also located on one of the few streets with sewer. No septic needed. Canyon Creek community offers a gated and guarded entrance, security patrols, clubhouse, multiple community pools, Lake Granbury access, multiple parks, and a conveniently located community mailbox. Have kids? Mambrino elementary is located just minutes from the community!

4. 2025-04-10
   price $265,000
5. 2025-02-17
   listed $275,000 Active
6. 2022-10-04
   soldstatus
7. 2022-10-03
   soldstatus Closed
8. 2022-03-23
   soldstatus
9. 2022-03-02
   status Pending
10. 2021-12-17
    status Pending
11. 2021-12-17
    price $265,000
12. 2021-11-28
    listed $250,000 Active
13. 2020-09-14
    soldstatus
14. 2020-09-11
    historical
15. 2020-09-10
    soldstatus Sold
16. 2020-08-01
    status Pending
17. 2020-04-21
    price $6,500
18. 2020-01-13
    price $6,800
19. 2019-10-04
    listed $6,900 Active
20. 2019-10-01
    historical
21. 2019-04-09
    listed $6,900 Active
22. 1990-01-15
    soldstatus

ⓘ 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: $3,126 · $261/mo
• Projected year-2 tax: $4,549 · $379/mo
• Expected delta: +$1,423/yr (+$119/mo · 45.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 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: $24,846
• − Mortgage interest: −$13,925
• − Property taxes: −$3,126
• − Insurance: −$1,243
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$372
• − Depreciation: −$7,232
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $449/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 — Canyon Creek

• Score: 60/100
• State rank: #1102
• US rank: #19485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canyon Creek, 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

+3502.9% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $248,600 NTREIS
• 2026-04-22 Price Changed $252,900 NTREIS
• 2026-03-09 Listed $257,900 NTREIS
• 2025-04-10 Price Changed $265,000 NTREIS
• 2025-02-17 Listed $275,000 NTREIS
• 2022-10-04 Sold (Public Records) — Public Records
• 2022-10-03 Sold (MLS) — NTREIS
• 2022-03-23 Sold (Public Records) — Public Records
• 2022-03-02 Pending — NTREIS
• 2021-12-17 Pending — NTREIS
• 2021-12-17 Price Changed $265,000 NTREIS
• 2021-11-28 Listed $250,000 NTREIS
• 2020-09-14 Sold (Public Records) — Public Records
• 2020-09-11 Listing Removed — NTREIS
• 2020-09-10 Sold (MLS) — NTREIS
• 2020-08-01 Pending — NTREIS
• 2020-04-21 Price Changed $6,500 NTREIS
• 2020-01-13 Price Changed $6,800 NTREIS
• 2019-10-04 Listed $6,900 NTREIS
• 2019-10-01 Listing Removed — NTREIS
• 2019-04-09 Listed $6,900 NTREIS
• 1990-01-15 Sold (Public Records) — Public Records

Property tax history

+33.8%/yr

Latest (2025): $3,126 · -1.0% YoY. Source: county tax records.