807 Rock Harbor Dr · Granbury, TX 76048

$244,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 46 Days on market

Built 2017 4,356 sqft lot $175/sqft · at area comps Est $248k · at est.

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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 +8.0/15.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully refreshed 3-bedroom, 2-bath home that perfectly blends comfort and functionality. Featuring a wide-open concept layout, this 1,400 square foot home lives much larger than its size, offering a bright, airy feel throughout. Situated on a spacious corner lot, the property includes a tastefully designed storage area, providing both convenience and added value. Inside, you’ll find fresh interior paint and newer kitchen appliances (all updated within the last year), giving the home a clean, modern feel from the moment you walk in. The inviting living space is highlighted by a stunning electric fireplace—perfect for cozy evenings—while the all-electric setup offers efficiency and ease. The primary suite features a private en suite bathroom and a large walk-in closet, creating a comfortable retreat at the end of the day. Additional highlights include a dedicated laundry room with full-size washer and dryer hookups and extra space for a stand-up freezer—an uncommon and practical feature. Take advantage of the private park and boat launch provided and maintained by the Rock Harbor HOA. If you’re looking for a home that feels open, updated, and move-in ready, this one checks all the boxes.

Key facts

• Large walk-in closet
• 4,356 sq ft lot
• Built 2017

Tags

• WIDE-OPEN CONCEPT LAYOUT
• NEWER KITCHEN APPLIANCES
• STUNNING ELECTRIC FIREPLACE
• PRIVATE EN SUITE BATHROOM
• LARGE WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-61 ($-732/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.1% below list).
• Recommended offer: $201k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+1.1%/yr); 929 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 46 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,552 (18.1% 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 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $247,708
• List price: $244,900
• Delta: -1.13%
• 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
807 Rock Harbor Dr	0.00mi	3/2.0	1,400 (0%)	1mo	$244,900	$175	99
1101 Apache Ridge Rd	0.20mi	3/2.0	1,373 (-2%)	6mo	$234,900	$171	83
922 Scenic Dr	0.28mi	3/2.0	1,392 (-1%)	6mo	$230,000	$165	80
840 Tepee Trl	0.42mi	3/2.0	1,436 (+3%)	4mo	$235,000	$164	73
3605 Durango Trl	0.29mi	3/2.0	1,292 (-8%)	4mo	$225,000	$174	70
820 Blackfoot Ct	0.29mi	3/2.0	1,524 (+9%)	3mo	$214,900	$141	69
3611 Broken Bow Dr	0.36mi	3/2.0	1,516 (+8%)	2mo	$275,000	$181	68
809 Arrowhead Ct	0.32mi	3/2.0	1,250 (-11%)	5mo	$229,900	$184	63
750 E Bluebonnet Dr	0.61mi	3/2.0	1,425 (+2%)	7mo	$259,500	$182	63
3527 Flint Rock Cir	0.56mi	3/2.0	1,320 (-6%)	5mo	$240,000	$182	60
3632 Arrowhead Cir	0.39mi	3/2.0	1,579 (+13%)	4mo	$276,900	$175	56
1103 Laramie Ct	0.74mi	3/2.0	1,493 (+7%)	5mo	$285,000	$191	50

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-47,329
• Equity at exit: $36,515

10-year hold

• IRR: -17.8%
• Equity multiple: 0.11×
• Total profit: $-61,071
• Equity at exit: $21,174

Cash invested: $68,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$259 /mo · $3,108/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-61

Break-even live

Break-even rent $2,083

Max offer price $234,129

Occupancy floor 98%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3607 Sioux Trl Granbury, TX	3.0	2.5	1860	$2,100	$1.13	7d	1	0.31mi
408 Heritage Trl Granbury, TX	3.0	2.0	1635	$1,890	$1.16	22d	1	1.05mi
1418 Cheyenne Trl Granbury, TX	3.0	2.0	1826	$2,400	$1.31	44d	1	1.17mi
606 Heritage Trl Granbury, TX	3.0	2.0	1415	$1,875	$1.33	44d	1	1.25mi
919 Arkansas River Dr Granbury, TX	3.0	2.0	1200	$1,775	$1.48	13d	1	1.28mi
4014 Mountain Vista Dr Granbury, TX	3.0	2.0	1575	$1,495	$0.95	44d	1	1.30mi
1017 Meadowlark Ln Granbury, TX	3.0	2.0	1725	$2,300	$1.33	13d	1	1.39mi
3505 Brazos River Dr Granbury, TX	3.0	2.0	1337	$1,900	$1.42	44d	1	1.44mi

Listing history 13 events

1. 2026-05-18
   status Pending 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this beautifully refreshed 3-bedroom, 2-bath home that perfectly blends comfort and functionality. Featuring a wide-open concept layout, this 1,400 square foot home lives much larger than its size, offering a bright, airy feel throughout. Situated on a spacious corner lot, the property includes a tastefully designed storage area, providing both convenience and added value. Inside, you’ll find fresh interior paint and newer kitchen appliances (all updated within the last year), giving the home a clean, modern feel from the moment you walk in. The inviting living space is highlighted by a stunning electric fireplace—perfect for cozy evenings—while the all-electric setup offers efficiency and ease. The primary suite features a private en suite bathroom and a large walk-in closet, creating a comfortable retreat at the end of the day. Additional highlights include a dedicated laundry room with full-size washer and dryer hookups and extra space for a stand-up freezer—an uncommon and practical feature. Take advantage of the private park and boat launch provided and maintained by the Rock Harbor HOA. If you’re looking for a home that feels open, updated, and move-in ready, this one checks all the boxes.

2. 2026-05-07
   historical Active Option Contract 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this beautifully refreshed 3-bedroom, 2-bath home that perfectly blends comfort and functionality. Featuring a wide-open concept layout, this 1,400 square foot home lives much larger than its size, offering a bright, airy feel throughout. Situated on a spacious corner lot, the property includes a tastefully designed storage area, providing both convenience and added value. Inside, you’ll find fresh interior paint and newer kitchen appliances (all updated within the last year), giving the home a clean, modern feel from the moment you walk in. The inviting living space is highlighted by a stunning electric fireplace—perfect for cozy evenings—while the all-electric setup offers efficiency and ease. The primary suite features a private en suite bathroom and a large walk-in closet, creating a comfortable retreat at the end of the day. Additional highlights include a dedicated laundry room with full-size washer and dryer hookups and extra space for a stand-up freezer—an uncommon and practical feature. Take advantage of the private park and boat launch provided and maintained by the Rock Harbor HOA. If you’re looking for a home that feels open, updated, and move-in ready, this one checks all the boxes.

3. 2026-04-26
   price $244,900 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this beautifully refreshed 3-bedroom, 2-bath home that perfectly blends comfort and functionality. Featuring a wide-open concept layout, this 1,400 square foot home lives much larger than its size, offering a bright, airy feel throughout. Situated on a spacious corner lot, the property includes a tastefully designed storage area, providing both convenience and added value. Inside, you’ll find fresh interior paint and newer kitchen appliances (all updated within the last year), giving the home a clean, modern feel from the moment you walk in. The inviting living space is highlighted by a stunning electric fireplace—perfect for cozy evenings—while the all-electric setup offers efficiency and ease. The primary suite features a private en suite bathroom and a large walk-in closet, creating a comfortable retreat at the end of the day. Additional highlights include a dedicated laundry room with full-size washer and dryer hookups and extra space for a stand-up freezer—an uncommon and practical feature. Take advantage of the private park and boat launch provided and maintained by the Rock Harbor HOA. If you’re looking for a home that feels open, updated, and move-in ready, this one checks all the boxes.

4. 2026-04-01
   listed $249,900 Active 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this beautifully refreshed 3-bedroom, 2-bath home that perfectly blends comfort and functionality. Featuring a wide-open concept layout, this 1,400 square foot home lives much larger than its size, offering a bright, airy feel throughout. Situated on a spacious corner lot, the property includes a tastefully designed storage area, providing both convenience and added value. Inside, you’ll find fresh interior paint and newer kitchen appliances (all updated within the last year), giving the home a clean, modern feel from the moment you walk in. The inviting living space is highlighted by a stunning electric fireplace—perfect for cozy evenings—while the all-electric setup offers efficiency and ease. The primary suite features a private en suite bathroom and a large walk-in closet, creating a comfortable retreat at the end of the day. Additional highlights include a dedicated laundry room with full-size washer and dryer hookups and extra space for a stand-up freezer—an uncommon and practical feature. Take advantage of the private park and boat launch provided and maintained by the Rock Harbor HOA. If you’re looking for a home that feels open, updated, and move-in ready, this one checks all the boxes.

5. 2024-04-23
   soldstatus
6. 2024-04-22
   soldstatus Closed 397-char remark

   Show marketing remark (397 chars)

   Welcome home! Charming 3 Bedroom, 2 bath home located in Rock Harbor. Home features an open floorplan, vaulted ceilings and is situated on a large double lot, with lots of landscaping potential. Enjoy relaxing on your porch, listening to the wind in the trees or, opt for a day on the lake, enjoying fishing or other activities. Easy access to the lake from the community boat dock and park.

7. 2024-03-27
   status Pending 397-char remark

   Show marketing remark (397 chars)

   Welcome home! Charming 3 Bedroom, 2 bath home located in Rock Harbor. Home features an open floorplan, vaulted ceilings and is situated on a large double lot, with lots of landscaping potential. Enjoy relaxing on your porch, listening to the wind in the trees or, opt for a day on the lake, enjoying fishing or other activities. Easy access to the lake from the community boat dock and park.

8. 2024-03-22
   historical Active Option Contract 397-char remark

   Show marketing remark (397 chars)

   Welcome home! Charming 3 Bedroom, 2 bath home located in Rock Harbor. Home features an open floorplan, vaulted ceilings and is situated on a large double lot, with lots of landscaping potential. Enjoy relaxing on your porch, listening to the wind in the trees or, opt for a day on the lake, enjoying fishing or other activities. Easy access to the lake from the community boat dock and park.

9. 2024-01-31
   listed $235,000 Active 397-char remark

   Show marketing remark (397 chars)

   Welcome home! Charming 3 Bedroom, 2 bath home located in Rock Harbor. Home features an open floorplan, vaulted ceilings and is situated on a large double lot, with lots of landscaping potential. Enjoy relaxing on your porch, listening to the wind in the trees or, opt for a day on the lake, enjoying fishing or other activities. Easy access to the lake from the community boat dock and park.

10. 2020-09-28
    soldstatus
11. 2017-03-13
    soldstatus
12. 2015-07-26
    historical
13. 2014-07-26
    listed $15,000 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: $3,108 · $259/mo
• Projected year-2 tax: $4,482 · $373/mo
• Expected delta: +$1,374/yr (+$114/mo · 44.2%)

ⓘ 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 · 23 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: $24,066
• − Mortgage interest: −$13,718
• − Property taxes: −$3,108
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$7,124
• Taxable loss: −$4,960
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $459/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): 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

+1532.7% since first listed

13 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-04-26 Price Changed $244,900 NTREIS
• 2026-04-01 Listed $249,900 NTREIS
• 2024-04-23 Sold (Public Records) — Public Records
• 2024-04-22 Sold (MLS) — NTREIS
• 2024-03-27 Pending — NTREIS
• 2024-03-22 Contingent — NTREIS
• 2024-01-31 Listed $235,000 NTREIS
• 2020-09-28 Sold (Public Records) — Public Records
• 2017-03-13 Sold (Public Records) — Public Records
• 2015-07-26 Listing Removed — NTREIS
• 2014-07-26 Listed $15,000 NTREIS

Property tax history

+24.9%/yr

Latest (2025): $3,108 · +12.5% YoY. Source: county tax records.