1313 Lipan Hwy · Granbury, TX 76048

$175,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 71 Days on market

Built 1968 0.48 ac lot $130/sqft · 30% below area Est $249k · 30% under

---

Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL. This is an awesome opportunity to invest in Granbury real estate. This home was built in 1968 and has a lot of old-world charm. Located on Lipan HWY on almost half an acre, the possibilities for this one are endless. Purchase and flip it for profit or turn it into a rental for positive monthly income. OR purchase it and remodel it into your dream home. With a huge backyard that backs onto a large field, the views of the countryside are gorgeous. Put a little TLC into this one and make it your own. Already connected to city sewer and water, no septic required. ***Home is being sold through an estate and will be sold as-is*** Come see this great deal while you can, won't last long!

Key facts

• 0.48 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $171k (2.5% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+, 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 71 days — a 6% lower offer ($164k) 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: major wind risk, 27% chance of damaging wind over 30y; major 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 0.97% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $248,571
• List price: $175,000
• Delta: -29.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Lipan Dr	0.45mi	3/2.0	1,457 (+8%)	8mo	$328,900	$226	56
804 Switzer St	0.69mi	3/2.5	1,331 (-1%)	18mo	$289,900	$218	44
720 N Stockton St	0.73mi	3/2.0	1,203 (-11%)	10mo	$350,000	$291	36

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-21,207
• Equity at exit: $26,093

10-year hold

• IRR: -6.1%
• Equity multiple: 0.64×
• Total profit: $-17,748
• Equity at exit: $15,131

Cash invested: $49,000 (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 76048

• Home prices YoY: -23.4%
• Rents YoY: 1.1%
• Active inventory: 929
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$918
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $162

Break-even live

Break-even rent $1,500

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $261	-5% $212	+0% $162	+5% $113	+10% $63
Rent	-10% $28	-5% $95	+0% $162	+5% $230	+10% $297
Rate	-1.0pp $250	-0.5pp $207	base $162	+0.5pp $117	+1.0pp $71

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Thorpe Springs Rd Granbury, TX	2.0	1.0	920	$1,500	$1.63	8d	1	0.11mi
316 W Rucker St Granbury, TX	3.0	2.0	1219	$2,100	$1.72	44d	1	0.60mi
814 W Bridge St Granbury, TX	3.0	1.5	1360	$1,695	$1.25	44d	1	0.72mi
902 W Bridge St Granbury, TX	2.0	1.0	1375	$1,695	$1.23	3d	1	0.73mi
907 W Bridge St Granbury, TX	3.0	1.5	1161	$1,700	$1.46	44d	1	0.76mi
400 E Pearl St Granbury, TX	2.0	2.0	1170	$1,450	$1.24	44d	1	1.03mi
400 E Pearl St Apt 108 Granbury, TX	2.0	2.0	1200	$1,450	$1.21	25d	1	1.03mi
105 W Doyle St Granbury, TX	2.0	1.0	980	$1,675	$1.71	18d	1	1.03mi
900 Elizabeth Blvd Granbury, TX	3.0	1.0	1112	$1,500	$1.35	44d	1	1.08mi
1113 Gifford Dr Granbury, TX	3.0	2.0	1248	$1,749	$1.40	25d	1	1.36mi
1000 Quiet Cv Granbury, TX	1.0–2.0	1.0–2.0	841	$1,700	$2.02	2d	29	1.46mi

Listing history 11 events

1. 2026-06-08
   status $175,000 Pending 71 DOM
2. 2026-06-07
   days on market $175,000 Active Option Contract 71 DOM
3. 2026-06-04
   days on market $175,000 Active Option Contract 68 DOM
4. 2026-06-03
   days on market $175,000 Active Option Contract 67 DOM
5. 2026-06-02
   days on market $175,000 Active Option Contract 66 DOM
6. 2026-06-02
   days on market $175,000 Active Option Contract 65 DOM
7. 2026-05-31
   days on market $175,000 Active Option Contract 64 DOM
8. 2026-04-30
   status Active 706-char remark

   Show marketing remark (706 chars)

   INVESTOR SPECIAL. This is an awesome opportunity to invest in Granbury real estate. This home was built in 1968 and has a lot of old-world charm. Located on Lipan HWY on almost half an acre, the possibilities for this one are endless. Purchase and flip it for profit or turn it into a rental for positive monthly income. OR purchase it and remodel it into your dream home. With a huge backyard that backs onto a large field, the views of the countryside are gorgeous. Put a little TLC into this one and make it your own. Already connected to city sewer and water, no septic required. ***Home is being sold through an estate and will be sold as-is*** Come see this great deal while you can, won't last long!

9. 2026-04-23
   historical Active Option Contract 706-char remark

   Show marketing remark (706 chars)

   INVESTOR SPECIAL. This is an awesome opportunity to invest in Granbury real estate. This home was built in 1968 and has a lot of old-world charm. Located on Lipan HWY on almost half an acre, the possibilities for this one are endless. Purchase and flip it for profit or turn it into a rental for positive monthly income. OR purchase it and remodel it into your dream home. With a huge backyard that backs onto a large field, the views of the countryside are gorgeous. Put a little TLC into this one and make it your own. Already connected to city sewer and water, no septic required. ***Home is being sold through an estate and will be sold as-is*** Come see this great deal while you can, won't last long!

10. 2026-03-28
    listed $175,000 Active 706-char remark

    Show marketing remark (706 chars)

    INVESTOR SPECIAL. This is an awesome opportunity to invest in Granbury real estate. This home was built in 1968 and has a lot of old-world charm. Located on Lipan HWY on almost half an acre, the possibilities for this one are endless. Purchase and flip it for profit or turn it into a rental for positive monthly income. OR purchase it and remodel it into your dream home. With a huge backyard that backs onto a large field, the views of the countryside are gorgeous. Put a little TLC into this one and make it your own. Already connected to city sewer and water, no septic required. ***Home is being sold through an estate and will be sold as-is*** Come see this great deal while you can, won't last long!

11. 1996-01-25
    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: $2,333 · $194/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$870/yr (+$72/mo · 37.3%)

ⓘ 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 · 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: $20,467
• − Mortgage interest: −$9,803
• − Property taxes: −$2,333
• − Insurance: −$875
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$5,091
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,166/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
• 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

4 events — show timeline

• 2026-04-30 Relisted — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-03-28 Listed $175,000 NTREIS
• 1996-01-25 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,333 · +13.1% YoY. Source: county tax records.