2233 Cobblestone Ct · Granbury, TX 76049

$249,900

3 bd · 2.0 ba · 1,498 sqft · Other public records · 156 Days on market

Built 2008 5,793 sqft lot $167/sqft · 11% below area Est $280k · 11% under $83/mo HOA · 4% 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).

• ARV discount +12.3/15.0
• Cash flow +9.1/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a tastefully updated home in the wonderfully historic town, Granbury TX. Located in the quiet and well maintained Cobblestone community, this well-maintained 3 bedroom, 2 Bathroom, Duplex offers easy, low-maintenance living just minutes from shopping, dining, and entertainment. Step into your home and enjoy vaulted ceilings and large windows that bring in natural light across the open living, dining, and kitchen areas. The kitchen is fully equipped with Granite Countertops, Range, Dishwasher, Microwave, Refrigerator and plenty of prep and storage space. The primary bedroom features a private bath, space for a sitting area and a massive walk in closet with plenty of shelving. Enjoy the covered back patio ideal for relaxing, grilling, or birdwatching with a wood fence for added privacy. The front porch offers a spot to unwind or visit with neighbors. Plus, enjoy weekend getaways without leaving town, with the Historic Granbury Square, City Beach, and Lake Granbury all nearby. This is a rare opportunity for peaceful living in an unbeatable location. Contact your favorite agent and schedule your showing today!

Key facts

• Large windows
• Private bath
• Updated home

Tags

• UPDATED HOME
• COBBLESTONE COMMUNITY
• VAULTED CEILINGS
• LARGE WINDOWS
• GRANITE COUNTERTOPS
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.1% below list).
• Recommended offer: $210k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Granbury — 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 66/100 on livability (#628 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, 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: Oak Woods School (math 67% / reading 64%, grade B+, #234 of 4,322 statewide, top 6%, 626 students, 44% FRL); Acton Middle (math 52% / reading 48%, grade C, #347 of 1,662 statewide, top 21%, 981 students, 43% FRL); Granbury H S (math 38% / reading 51%, grade F, #652 of 1,632 statewide, top 43%, 2,202 students, 46% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 701 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 156 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $209,712 (16.1% 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 156 days. Have you received any prior offers? Is the seller open to a 16% 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 D-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 D 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: 0.84% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

• ARV (median comp): $279,879
• List price: $249,900
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.31×
• Total profit: $-48,005
• Equity at exit: $37,261

10-year hold

• IRR: -7.6%
• Equity multiple: 0.47×
• Total profit: $-36,919
• Equity at exit: $21,607

Cash invested: $69,972 (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 76049

• Home prices YoY: -26.8%
• Rents YoY: 5.2%
• Active inventory: 701
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$353 /mo · $4,238/yr
• Insurance: −$104
• HOA: −$83
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-194

Break-even live

Break-even rent $2,343

Max offer price $215,612

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-123	+0% $-194	+5% $-265	+10% $-336
Rent	-10% $-360	-5% $-277	+0% $-194	+5% $-111	+10% $-28
Rate	-1.0pp $-68	-0.5pp $-131	base $-194	+0.5pp $-259	+1.0pp $-325

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Shady Grove Dr Unit 103 Granbury, TX	2.0	2.0	1000	$1,300	$1.30	45d	1	0.28mi
3142 Shady Grove Cir Granbury, TX	3.0	2.0	1450	$1,950	$1.34	26d	1	0.56mi
409 Cleveland Rd Granbury, TX	2.0	2.0	1049	$1,800	$1.72	45d	1	0.63mi
106 Cardinal Woods Ct Granbury, TX	2.0	2.0	1600	$3,650	$2.28	45d	1	0.89mi
102 Cardinal Woods Ct Granbury, TX	2.0	2.0	1620	$3,650	$2.25	45d	1	0.91mi
805 Branding Iron Trl Granbury, TX	3.0	2.0	1287	$1,950	$1.52	45d	1	1.01mi
809 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	45d	1	1.02mi
807 Branding Iron Trl Granbury, TX	3.0	2.0	1287	$1,950	$1.52	45d	1	1.03mi
811 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	45d	1	1.03mi
1713 Bronco Rd Granbury, TX	4.0	2.5	1520	$1,800	$1.18	9d	1	1.23mi
1627 Summerhill Ct Granbury, TX	2.0	2.0	1050	$1,450	$1.38	45d	1	1.38mi
1525 E 2nd St Granbury, TX	2.0	2.0	889	$1,150	$1.29	9d	1	1.44mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 36 events

1. 2026-06-21
   statusdays on market $249,900 Pending 156 DOM
2. 2026-06-18
   days on market $249,900 Active Option Contract 155 DOM
3. 2026-06-17
   days on market $249,900 Active Option Contract 154 DOM
4. 2026-06-16
   days on market $249,900 Active Option Contract 153 DOM
5. 2026-06-15
   status $249,900 Active Option Contract 152 DOM
6. 2026-06-15
   days on market $249,900 Active 152 DOM
7. 2026-06-13
   days on market $249,900 Active 150 DOM
8. 2026-06-09
   days on market $249,900 Active 146 DOM
9. 2026-06-08
   days on market $249,900 Active 145 DOM
10. 2026-06-07
    days on market $249,900 Active 144 DOM
11. 2026-06-04
    days on market $249,900 Active 141 DOM
12. 2026-06-03
    days on market $249,900 Active 140 DOM
13. 2026-06-02
    days on market $249,900 Active 139 DOM
14. 2026-06-02
    days on market $249,900 Active 138 DOM
15. 2026-05-31
    days on market $249,900 Active 137 DOM
16. 2026-05-07
    price $254,900 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to a tastefully updated home in the wonderfully historic town, Granbury TX. Located in the quiet and well maintained Cobblestone community, this well-maintained 3 bedroom, 2 Bathroom, Duplex offers easy, low-maintenance living just minutes from shopping, dining, and entertainment. Step into your home and enjoy vaulted ceilings and large windows that bring in natural light across the open living, dining, and kitchen areas. The kitchen is fully equipped with Granite Countertops, Range, Dishwasher, Microwave, Refrigerator and plenty of prep and storage space. The primary bedroom features a private bath, space for a sitting area and a massive walk in closet with plenty of shelving. Enjoy the covered back patio ideal for relaxing, grilling, or birdwatching with a wood fence for added privacy. The front porch offers a spot to unwind or visit with neighbors. Plus, enjoy weekend getaways without leaving town, with the Historic Granbury Square, City Beach, and Lake Granbury all nearby. This is a rare opportunity for peaceful living in an unbeatable location. Contact your favorite agent and schedule your showing today!

17. 2026-04-07
    price $257,900 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to a tastefully updated home in the wonderfully historic town, Granbury TX. Located in the quiet and well maintained Cobblestone community, this well-maintained 3 bedroom, 2 Bathroom, Duplex offers easy, low-maintenance living just minutes from shopping, dining, and entertainment. Step into your home and enjoy vaulted ceilings and large windows that bring in natural light across the open living, dining, and kitchen areas. The kitchen is fully equipped with Granite Countertops, Range, Dishwasher, Microwave, Refrigerator and plenty of prep and storage space. The primary bedroom features a private bath, space for a sitting area and a massive walk in closet with plenty of shelving. Enjoy the covered back patio ideal for relaxing, grilling, or birdwatching with a wood fence for added privacy. The front porch offers a spot to unwind or visit with neighbors. Plus, enjoy weekend getaways without leaving town, with the Historic Granbury Square, City Beach, and Lake Granbury all nearby. This is a rare opportunity for peaceful living in an unbeatable location. Contact your favorite agent and schedule your showing today!

18. 2026-03-04
    price $259,900 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to a tastefully updated home in the wonderfully historic town, Granbury TX. Located in the quiet and well maintained Cobblestone community, this well-maintained 3 bedroom, 2 Bathroom, Duplex offers easy, low-maintenance living just minutes from shopping, dining, and entertainment. Step into your home and enjoy vaulted ceilings and large windows that bring in natural light across the open living, dining, and kitchen areas. The kitchen is fully equipped with Granite Countertops, Range, Dishwasher, Microwave, Refrigerator and plenty of prep and storage space. The primary bedroom features a private bath, space for a sitting area and a massive walk in closet with plenty of shelving. Enjoy the covered back patio ideal for relaxing, grilling, or birdwatching with a wood fence for added privacy. The front porch offers a spot to unwind or visit with neighbors. Plus, enjoy weekend getaways without leaving town, with the Historic Granbury Square, City Beach, and Lake Granbury all nearby. This is a rare opportunity for peaceful living in an unbeatable location. Contact your favorite agent and schedule your showing today!

19. 2026-01-14
    listed $264,900 Active 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to a tastefully updated home in the wonderfully historic town, Granbury TX. Located in the quiet and well maintained Cobblestone community, this well-maintained 3 bedroom, 2 Bathroom, Duplex offers easy, low-maintenance living just minutes from shopping, dining, and entertainment. Step into your home and enjoy vaulted ceilings and large windows that bring in natural light across the open living, dining, and kitchen areas. The kitchen is fully equipped with Granite Countertops, Range, Dishwasher, Microwave, Refrigerator and plenty of prep and storage space. The primary bedroom features a private bath, space for a sitting area and a massive walk in closet with plenty of shelving. Enjoy the covered back patio ideal for relaxing, grilling, or birdwatching with a wood fence for added privacy. The front porch offers a spot to unwind or visit with neighbors. Plus, enjoy weekend getaways without leaving town, with the Historic Granbury Square, City Beach, and Lake Granbury all nearby. This is a rare opportunity for peaceful living in an unbeatable location. Contact your favorite agent and schedule your showing today!

20. 2025-10-16
    soldstatus
21. 2023-11-02
    soldstatus
22. 2016-05-02
    soldstatus Sold 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

23. 2016-04-28
    soldstatus
24. 2016-04-25
    status Pending 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

25. 2016-04-19
    historical Active Option Contract 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

26. 2016-04-15
    status Active 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

27. 2016-04-13
    historical Active Option Contract 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

28. 2016-03-13
    listed $166,000 Active 172-char remark

    Show marketing remark (172 chars)

    Very nice newer townhome on Fort Worth side of Granbury. Light and bright with open floor plan. Easy to care for laminate and tile floor in the living areas. Move in ready!

29. 2012-07-13
    soldstatus
30. 2012-07-12
    soldstatus Closed
31. 2012-06-29
    status Pending
32. 2012-06-25
    historical Active Option Contract
33. 2011-12-14
    listed $150,000 Active
34. 2010-05-21
    soldstatus
35. 2010-05-03
    historical
36. 2008-06-24
    listed $149,900

ⓘ 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: $4,238 · $353/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$335/yr (+$28/mo · 7.9%)

ⓘ 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 ≥108°F today · 24 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: $25,165
• − Mortgage interest: −$13,998
• − Property taxes: −$4,238
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$996
• − Depreciation: −$7,270
• Taxable loss: −$6,613
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-742/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 — Granbury

• Score: 66/100
• State rank: #628
• US rank: #11998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granbury, TX
• County: Hood County · 58,506 people
• City population: 58,506
• Metro: Granbury, TX
• Population (ZIP): 31,506
• Household income: $104,967
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 235.0

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 14% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -100.09%
• Current HPI: 273.1293
• Rent YoY: ▲ 5.20%
• 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

+70.0% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $254,900 NTREIS
• 2026-04-07 Price Changed $257,900 NTREIS
• 2026-03-04 Price Changed $259,900 NTREIS
• 2026-01-14 Listed $264,900 NTREIS
• 2025-10-16 Sold (Public Records) — Public Records
• 2023-11-02 Sold (Public Records) — Public Records
• 2016-05-02 Sold (MLS) — NTREIS
• 2016-04-28 Sold (Public Records) — Public Records
• 2016-04-25 Pending — NTREIS
• 2016-04-19 Contingent — NTREIS
• 2016-04-15 Relisted — NTREIS
• 2016-04-13 Contingent — NTREIS
• 2016-03-13 Listed $166,000 NTREIS
• 2012-07-13 Sold (Public Records) — Public Records
• 2012-07-12 Sold (MLS) — NTREIS
• 2012-06-29 Pending — NTREIS
• 2012-06-25 Contingent — NTREIS
• 2011-12-14 Listed $150,000 NTREIS
• 2010-05-21 Sold (MLS) — NTREIS
• 2010-05-03 Listing Removed — NTREIS
• 2008-06-24 Listed $149,900 NTREIS

Property tax history

+2.0%/yr

Latest (2025): $4,238 · -9.0% YoY. Source: county tax records.