2807 Comanche Trl · Oak Trail Shores, TX 76087

$275,000

3 bd · 3.0 ba · 1,320 sqft · SingleFamily public records · 93 Days on market

Built 2010 1.38 ac lot $208/sqft · at area comps Est $357k · 23% under $3/mo HOA ↓ 8% since listing

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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 +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on over an acre in the quiet Rolling Hills Shores community near Weatherford, this property offers the perfect blend of space, privacy, and country living while still being conveniently close to town. The home features comfortable living areas, a functional layout, and plenty of natural light throughout. Featuring a guest house, the spacious lot provides ample room for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. This property also includes an ADU, guest house which is 390 sqft.

Key facts

• Adu
• Guest house
• Spacious lot

Tags

• GUEST HOUSE
• SPACIOUS LOT
• ADU

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1 ($16/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (24.1% below list).
• Recommended offer: $209k (24.1% below list) — sets the bar for 1% rule.

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 flat; 649 active listings in the ZIP; high-income renter base; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 93 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate flood risk; moderate 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 $208,688 (24.1% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $357,289
• List price: $275,000
• Delta: -23.03%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Grapevine Ct	0.19mi	2/2.0 (-1)	1,350 (+2%)	9mo	$169,900	$126	71
2916 De Leon Dr	0.17mi	3/2.0	1,216 (-8%)	11mo	$240,000	$197	66
6819 Evergreen Ct	0.33mi	2/2.0 (-1)	1,500 (+14%)	3mo	$350,000	$233	51

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-49,263
• Equity at exit: $41,003

10-year hold

• IRR: -15.6%
• Equity multiple: 0.20×
• Total profit: $-61,568
• Equity at exit: $23,777

Cash invested: $77,000 (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 76087

• Rents YoY: 0.7%
• Active inventory: 649
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$115
• HOA: −$3
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1

Break-even live

Break-even rent $2,085

Max offer price $275,000

Occupancy floor 95%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 24 events

1. 2026-06-18
   days on market $275,000 Active 93 DOM
2. 2026-06-17
   days on market $275,000 Active 92 DOM
3. 2026-06-16
   days on market $275,000 Active 91 DOM
4. 2026-06-15
   days on market $275,000 Active 90 DOM
5. 2026-06-13
   days on market $275,000 Active 88 DOM
6. 2026-06-09
   days on market $275,000 Active 84 DOM
7. 2026-06-08
   days on market $275,000 Active 83 DOM
8. 2026-06-07
   days on market $275,000 Active 82 DOM
9. 2026-06-04
   days on market $275,000 Active 79 DOM
10. 2026-06-03
    days on market $275,000 Active 78 DOM
11. 2026-06-02
    days on market $275,000 Active 77 DOM
12. 2026-06-02
    days on market $275,000 Active 76 DOM
13. 2026-05-31
    days on market $275,000 Active 75 DOM
14. 2026-04-09
    price $275,000 525-char remark

    Show marketing remark (525 chars)

    Nestled on over an acre in the quiet Rolling Hills Shores community near Weatherford, this property offers the perfect blend of space, privacy, and country living while still being conveniently close to town. The home features comfortable living areas, a functional layout, and plenty of natural light throughout. Featuring a guest house, the spacious lot provides ample room for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. This property also includes an ADU, guest house which is 390 sqft.

15. 2026-03-17
    listed $285,000 Active 525-char remark

    Show marketing remark (525 chars)

    Nestled on over an acre in the quiet Rolling Hills Shores community near Weatherford, this property offers the perfect blend of space, privacy, and country living while still being conveniently close to town. The home features comfortable living areas, a functional layout, and plenty of natural light throughout. Featuring a guest house, the spacious lot provides ample room for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. This property also includes an ADU, guest house which is 390 sqft.

16. 2025-06-05
    soldstatus
17. 2025-05-30
    soldstatus Closed 1237-char remark

    Show marketing remark (1237 chars)

    Hilltop Hideaway with Bonus Guest House and Room to Roam! Discover the perfect blend of peace, privacy, and potential at 2807 Comanche Trail. Perched on a scenic hill in Weatherford, this charming 3-bedroom, 2-bath home sits on 1.38 acres with room to breathe and play. The main home offers a cozy 1,320 SqFt layout with updates throughout, while a separate 390 SqFt guest house, ADU, makes the perfect income property, private office, or multigenerational suite. Adventure starts right outside your door: ATV trails, a relaxing hilltop swing with panoramic views, and even a chicken coop for that touch of country charm. No HOA restrictions means you can truly make it your own. Whether you’re an investor looking for income-producing potential, a nature lover craving space, or someone ready to live life off the beaten path, this property offers it all for under $300K. Key Features: 3 bed, 2 bath main home 1,320 SqFt ADU, guest house 390 SqFt 1.38 acres with trees, trails & privacy Hilltop deck with scenic views Room for RVs, chickens, hobbies No HOA Just minutes to town, but feels worlds away Schedule your private tour today and see why this isn’t just a home—it’s a whole new lifestyle.

18. 2025-05-19
    status Pending 1237-char remark

    Show marketing remark (1237 chars)

    Hilltop Hideaway with Bonus Guest House and Room to Roam! Discover the perfect blend of peace, privacy, and potential at 2807 Comanche Trail. Perched on a scenic hill in Weatherford, this charming 3-bedroom, 2-bath home sits on 1.38 acres with room to breathe and play. The main home offers a cozy 1,320 SqFt layout with updates throughout, while a separate 390 SqFt guest house, ADU, makes the perfect income property, private office, or multigenerational suite. Adventure starts right outside your door: ATV trails, a relaxing hilltop swing with panoramic views, and even a chicken coop for that touch of country charm. No HOA restrictions means you can truly make it your own. Whether you’re an investor looking for income-producing potential, a nature lover craving space, or someone ready to live life off the beaten path, this property offers it all for under $300K. Key Features: 3 bed, 2 bath main home 1,320 SqFt ADU, guest house 390 SqFt 1.38 acres with trees, trails & privacy Hilltop deck with scenic views Room for RVs, chickens, hobbies No HOA Just minutes to town, but feels worlds away Schedule your private tour today and see why this isn’t just a home—it’s a whole new lifestyle.

19. 2025-05-13
    historical Active Option Contract 1237-char remark

    Show marketing remark (1237 chars)

    Hilltop Hideaway with Bonus Guest House and Room to Roam! Discover the perfect blend of peace, privacy, and potential at 2807 Comanche Trail. Perched on a scenic hill in Weatherford, this charming 3-bedroom, 2-bath home sits on 1.38 acres with room to breathe and play. The main home offers a cozy 1,320 SqFt layout with updates throughout, while a separate 390 SqFt guest house, ADU, makes the perfect income property, private office, or multigenerational suite. Adventure starts right outside your door: ATV trails, a relaxing hilltop swing with panoramic views, and even a chicken coop for that touch of country charm. No HOA restrictions means you can truly make it your own. Whether you’re an investor looking for income-producing potential, a nature lover craving space, or someone ready to live life off the beaten path, this property offers it all for under $300K. Key Features: 3 bed, 2 bath main home 1,320 SqFt ADU, guest house 390 SqFt 1.38 acres with trees, trails & privacy Hilltop deck with scenic views Room for RVs, chickens, hobbies No HOA Just minutes to town, but feels worlds away Schedule your private tour today and see why this isn’t just a home—it’s a whole new lifestyle.

20. 2025-05-09
    price $285,000 1237-char remark

    Show marketing remark (1237 chars)

    Hilltop Hideaway with Bonus Guest House and Room to Roam! Discover the perfect blend of peace, privacy, and potential at 2807 Comanche Trail. Perched on a scenic hill in Weatherford, this charming 3-bedroom, 2-bath home sits on 1.38 acres with room to breathe and play. The main home offers a cozy 1,320 SqFt layout with updates throughout, while a separate 390 SqFt guest house, ADU, makes the perfect income property, private office, or multigenerational suite. Adventure starts right outside your door: ATV trails, a relaxing hilltop swing with panoramic views, and even a chicken coop for that touch of country charm. No HOA restrictions means you can truly make it your own. Whether you’re an investor looking for income-producing potential, a nature lover craving space, or someone ready to live life off the beaten path, this property offers it all for under $300K. Key Features: 3 bed, 2 bath main home 1,320 SqFt ADU, guest house 390 SqFt 1.38 acres with trees, trails & privacy Hilltop deck with scenic views Room for RVs, chickens, hobbies No HOA Just minutes to town, but feels worlds away Schedule your private tour today and see why this isn’t just a home—it’s a whole new lifestyle.

21. 2025-04-08
    listed $299,000 Active 1237-char remark

    Show marketing remark (1237 chars)

    Hilltop Hideaway with Bonus Guest House and Room to Roam! Discover the perfect blend of peace, privacy, and potential at 2807 Comanche Trail. Perched on a scenic hill in Weatherford, this charming 3-bedroom, 2-bath home sits on 1.38 acres with room to breathe and play. The main home offers a cozy 1,320 SqFt layout with updates throughout, while a separate 390 SqFt guest house, ADU, makes the perfect income property, private office, or multigenerational suite. Adventure starts right outside your door: ATV trails, a relaxing hilltop swing with panoramic views, and even a chicken coop for that touch of country charm. No HOA restrictions means you can truly make it your own. Whether you’re an investor looking for income-producing potential, a nature lover craving space, or someone ready to live life off the beaten path, this property offers it all for under $300K. Key Features: 3 bed, 2 bath main home 1,320 SqFt ADU, guest house 390 SqFt 1.38 acres with trees, trails & privacy Hilltop deck with scenic views Room for RVs, chickens, hobbies No HOA Just minutes to town, but feels worlds away Schedule your private tour today and see why this isn’t just a home—it’s a whole new lifestyle.

22. 2011-10-25
    soldstatus
23. 2011-10-25
    soldstatus
24. 2003-09-26
    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: $1,051 · $88/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$3,981/yr (+$332/mo · 378.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $25,043
• − Mortgage interest: −$15,404
• − Property taxes: −$1,051
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$36
• − Depreciation: −$8,000
• Taxable loss: −$4,831
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $1,175/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

• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,822
• Household income: $114,306
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 497.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -172.16%
• Current HPI: 214.6694
• Rent YoY: ▲ 0.73%
• 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

-8.0% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $275,000 NTREIS
• 2026-03-17 Listed $285,000 NTREIS
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-05-30 Sold (MLS) — NTREIS
• 2025-05-19 Pending — NTREIS
• 2025-05-13 Contingent — NTREIS
• 2025-05-09 Price Changed $285,000 NTREIS
• 2025-04-08 Listed $299,000 NTREIS
• 2011-10-25 Sold (Public Records) — Public Records
• 2011-10-25 Sold (Public Records) — Public Records
• 2003-09-26 Sold (Public Records) — Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,051 · +10.9% YoY. Source: county tax records.