802 Wandering Ct · Granbury, TX 76049

$334,900

4 bd · 2.0 ba · 2,107 sqft · SingleFamily public records · 63 Days on market

Built 2006 8,276 sqft lot $159/sqft · at area comps Est $342k · at est. $17/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 +11.0/30.0
• ARV discount +8.4/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom home with room to spread out and thrive! Step into 2,107 sq ft of comfortable living where morning coffee flows naturally into productive workdays in your quiet home office. The heart of this 2006-built home brings everyone together, while four generous bedrooms offer personal retreats when you need space to unwind. The 2-car garage keeps daily life organized, and when it's time to venture out, you're minutes from shopping, dining, and major roads that connect you everywhere you want to be. This Granbury gem combines the peace of home with the convenience of location.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.3% below list).
• Recommended offer: $263k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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+, schools D.
• 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 fast (+5.2%/yr); 690 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).
• This rent runs 30% of the median local income ($105k/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 $10k 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 63 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,423 (21.3% 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 63 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (median comp): $341,915
• List price: $334,900
• Delta: -2.05%
• 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
815 Wandering Ct	0.10mi	4/2.0	2,184 (+4%)	4mo	$365,000	$167	86
821 Wandering Ct	0.13mi	4/2.0	2,020 (-4%)	12mo	$366,500	$181	77
3309 Promenade Ct	0.39mi	4/2.0	2,019 (-4%)	9mo	$419,000	$208	67
3127 Meandering Way	0.31mi	4/2.0	1,890 (-10%)	2mo	$375,000	$198	67
3013 Saunter Ln	0.07mi	4/2.0	1,938 (-8%)	22mo	$329,900	$170	65
3018 Promenade Dr	0.20mi	4/2.0	1,878 (-11%)	11mo	$349,500	$186	63
3002 Saunter Ln	0.16mi	3/2.0 (-1)	1,874 (-11%)	10mo	$389,900	$208	60
3108 Meandering Way	0.38mi	3/2.0 (-1)	2,036 (-3%)	13mo	$370,000	$182	60
3310 Promenade Ct	0.39mi	4/2.0	2,167 (+3%)	21mo	$399,900	$185	60
2921 Meandering Way	0.17mi	4/2.0	1,841 (-13%)	23mo	$327,000	$178	51
1010 Bentwater Pkwy	0.34mi	3/2.0 (-1)	2,329 (+10%)	14mo	$485,000	$208	50
3051 Meandering Way	0.46mi	4/2.0	1,916 (-9%)	17mo	$365,000	$191	49

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-57,315
• Equity at exit: $49,935

10-year hold

• IRR: -5.4%
• Equity multiple: 0.62×
• Total profit: $-35,974
• Equity at exit: $28,956

Cash invested: $93,772 (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: 690
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$309 /mo · $3,713/yr
• Insurance: −$140
• HOA: −$17
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-141

Break-even live

Break-even rent $2,813

Max offer price $309,969

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-46	+0% $-141	+5% $-236	+10% $-331
Rent	-10% $-349	-5% $-245	+0% $-141	+5% $-37	+10% $67
Rate	-1.0pp $28	-0.5pp $-56	base $-141	+0.5pp $-228	+1.0pp $-316

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Promenade Dr Granbury, TX	3.0	2.0	1858	$2,400	$1.29	8d	1	0.20mi
3107 Promenade Dr Granbury, TX	4.0	2.5	2334	$2,600	$1.11	45d	1	0.27mi
3009 Meandering Way Granbury, TX	4.0	2.0	1750	$2,200	$1.26	18d	1	0.34mi
902 Twine St Granbury, TX	3.0	2.0	1577	$1,695	$1.07	44d	1	0.45mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	44d	1	1.19mi
112 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.33mi
110 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.33mi
104 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.34mi
100 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.34mi
211 S Cardinal Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.36mi
4411 Bobbie Ann Dr Granbury, TX	3.0	2.0	1645	$1,650	$1.00	44d	1	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 40 events

1. 2026-06-18
   days on market $334,900 Active 63 DOM
2. 2026-06-17
   days on market $334,900 Active 62 DOM
3. 2026-06-16
   days on market $334,900 Active 61 DOM
4. 2026-06-15
   days on market $334,900 Active 60 DOM
5. 2026-06-13
   days on market $334,900 Active 58 DOM
6. 2026-06-09
   days on market $334,900 Active 54 DOM
7. 2026-06-08
   days on market $334,900 Active 53 DOM
8. 2026-06-07
   pricedays on market $334,900 Active 52 DOM
9. 2026-06-04
   days on market $349,900 Active 49 DOM
10. 2026-06-03
    days on market $349,900 Active 48 DOM
11. 2026-06-02
    days on market $349,900 Active 47 DOM
12. 2026-06-02
    days on market $349,900 Active 46 DOM
13. 2026-05-31
    days on market $349,900 Active 45 DOM
14. 2026-05-08
    price $374,900 593-char remark

    Show marketing remark (593 chars)

    Spacious 4-bedroom home with room to spread out and thrive! Step into 2,107 sq ft of comfortable living where morning coffee flows naturally into productive workdays in your quiet home office. The heart of this 2006-built home brings everyone together, while four generous bedrooms offer personal retreats when you need space to unwind. The 2-car garage keeps daily life organized, and when it's time to venture out, you're minutes from shopping, dining, and major roads that connect you everywhere you want to be. This Granbury gem combines the peace of home with the convenience of location.

15. 2026-04-16
    listed $384,900 Active 593-char remark

    Show marketing remark (593 chars)

    Spacious 4-bedroom home with room to spread out and thrive! Step into 2,107 sq ft of comfortable living where morning coffee flows naturally into productive workdays in your quiet home office. The heart of this 2006-built home brings everyone together, while four generous bedrooms offer personal retreats when you need space to unwind. The 2-car garage keeps daily life organized, and when it's time to venture out, you're minutes from shopping, dining, and major roads that connect you everywhere you want to be. This Granbury gem combines the peace of home with the convenience of location.

16. 2021-09-27
    soldstatus
17. 2021-09-22
    soldstatus Sold 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

18. 2021-09-09
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

19. 2021-08-30
    historical Active Option Contract 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

20. 2021-08-27
    price $315,000 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

21. 2021-08-16
    price $320,000 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

22. 2021-08-01
    listed $325,000 Active 279-char remark

    Show marketing remark (279 chars)

    Motivated Sellers! Beautiful brick and stone 4-2 with open floor plan, split bedrooms, vaulted cathedral and tray ceilings, crown molding, walk-in closets, epoxy garage floor, large front and back yard, privacy fence, on a beautiful big lot in a highly sought after neighborhood.

23. 2016-09-09
    soldstatus
24. 2016-09-08
    soldstatus Sold
25. 2016-08-10
    status Pending
26. 2016-08-02
    historical Active Option Contract
27. 2016-07-29
    listed $207,000 Active
28. 2014-11-18
    soldstatus Sold
29. 2014-11-18
    soldstatus
30. 2014-10-12
    historical Active Option Contract
31. 2014-07-25
    listed $182,500 Active
32. 2013-11-02
    historical
33. 2013-10-12
    listed $178,000 Active
34. 2012-11-17
    historical
35. 2012-11-09
    price $180,000
36. 2012-09-01
    listed $185,000 Active
37. 2006-11-08
    soldstatus
38. 2006-08-20
    historical
39. 2006-07-25
    listed $175,200
40. 2005-12-07
    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: $3,713 · $309/mo
• Projected year-2 tax: $6,129 · $511/mo
• Expected delta: +$2,416/yr (+$201/mo · 65.1%)

ⓘ 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 7 d/yr ≥108°F today · 25 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: $31,611
• − Mortgage interest: −$18,760
• − Property taxes: −$3,713
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − HOA: −$204
• − Depreciation: −$9,743
• Taxable loss: −$7,540
• Est. tax savings @ 24.0%: +$1,810
• After-tax cash flow: $116/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

• 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

+114.0% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $374,900 NTREIS
• 2026-04-16 Listed $384,900 NTREIS
• 2021-09-27 Sold (Public Records) — Public Records
• 2021-09-22 Sold (MLS) — NTREIS
• 2021-09-09 Pending — NTREIS
• 2021-08-30 Contingent — NTREIS
• 2021-08-27 Price Changed $315,000 NTREIS
• 2021-08-16 Price Changed $320,000 NTREIS
• 2021-08-01 Listed $325,000 NTREIS
• 2016-09-09 Sold (Public Records) — Public Records
• 2016-09-08 Sold (MLS) — NTREIS
• 2016-08-10 Pending — NTREIS
• 2016-08-02 Contingent — NTREIS
• 2016-07-29 Listed $207,000 NTREIS
• 2014-11-18 Sold (Public Records) — Public Records
• 2014-11-18 Sold (MLS) — NTREIS
• 2014-10-12 Contingent — NTREIS
• 2014-07-25 Listed $182,500 NTREIS
• 2013-11-02 Listing Removed — NTREIS
• 2013-10-12 Listed $178,000 NTREIS
• 2012-11-17 Listing Removed — NTREIS
• 2012-11-09 Price Changed $180,000 NTREIS
• 2012-09-01 Listed $185,000 NTREIS
• 2006-11-08 Sold (MLS) — NTREIS
• 2006-08-20 Listing Removed — NTREIS
• 2006-07-25 Listed $175,200 NTREIS
• 2005-12-07 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,713 · -3.8% YoY. Source: county tax records.