4913 Terlingua Dr · Canyon Creek, TX 76048

$150,000

2 bd · 2.5 ba · 2,162 sqft · SingleFamily public records · 41 Days on market

Built 1990 0.25 ac lot $69/sqft · 54% below area $25/mo HOA · 1% of rent ↓ 17% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique property with endless potential! This 2-story home features 2 bedrooms and 2 bathrooms upstairs, including a private balcony off the primary bedroom with elevator lift access. Enjoy relaxing on the covered front porch or unwind in the sunroom featuring an indoor enclosed hot tub. The home also offers convenient thru-kitchen access and a small basement for additional storage or workspace. Outside, you’ll find an oversized 2-car garage, shop with an RV bay, complete with water and electricity, plus abundant storage space in the loft above the shop. Situated on a large lot shaded by mature, beautiful oak trees, this property is being SOLD AS IS and offers an incredible opportunity

Key facts

• Covered front porch
• Private balcony
• Shop with rv bay

Tags

• PRIVATE BALCONY
• COVERED FRONT PORCH
• INDOOR ENCLOSED HOT TUB
• OVERSIZED GARAGE
• SHOP WITH RV BAY
• ABUNDANT STORAGE SPACE

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: Mandatory HOA (Canyon Creek HOA); HOA fees $149 semi-annually; HOA covers full use of facilities, grounds maintenance, and security

Exterior

• Parking: 3 covered parking spaces; 3-car garage; Garage faces side; Garage door opener; 2-car single door; RV carport
• Security: Community mailbox; HOA provides security (see HOA)
• Utilities: City water; City sewer; Electricity connected; All-weather roads; Asphalt access; Outside city limits
• Home design: Single family residence; Residential property; Two levels; Accessible entrance; Property attached
• Construction: Built in 1990; Metal roof; Slab foundation
• Exterior features: Covered porches; Front porch; Covered deck; Balcony; RV/boat parking; Garage(s); Gazebo; Workshop with electric; Corner lot; Few trees; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Double oven
• Bedrooms: 2 bedrooms (primary bedroom on level 2)
• Flooring: Carpet; Combination flooring; Laminate; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ceiling fans; Fireplace insert; Electric fireplace
• Interior features: Chandelier; Eat-in kitchen; Elevator; Kitchen island; 1 living area; 1 dining area; Basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in kitchen; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.7% in Canyon Creek — 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 60/100 on livability (#1,102 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime 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.
• Zoned schools: Mambrino School (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 886 students, 53% FRL).
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

• ARV (median comp): $329,253
• List price: $150,000
• Delta: -54.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5610 Barkridge Dr	0.59mi	3/2.5 (+1)	2,100 (-3%)	5mo	$311,000	$148	59
2320 Creek Dr	0.24mi	3/3.0 (+1)	1,964 (-9%)	10mo	$350,000	$178	58
2510 Lakeridge Dr	0.47mi	3/2.0 (+1)	2,236 (+3%)	10mo	$409,000	$183	57
5026 Elizabeth St	0.37mi	3/2.0 (+1)	1,929 (-11%)	1mo	$390,000	$202	57
5007 San Marcos Dr	0.13mi	3/2.5 (+1)	1,884 (-13%)	15mo	$386,999	$205	55
2319 Neches St	0.42mi	3/2.5 (+1)	2,015 (-7%)	12mo	$350,000	$174	54
2811 San Gabriel Dr	0.40mi	3/2.0 (+1)	1,861 (-14%)	4mo	$288,900	$155	48
5610 Black Pine Cir	0.42mi	3/2.5 (+1)	1,842 (-15%)	10mo	$265,000	$144	43
5612 Black Pine Cir	0.43mi	3/2.5 (+1)	1,842 (-15%)	10mo	$240,000	$130	42
5513 Firewood Trl	0.59mi	3/2.5 (+1)	1,844 (-15%)	5mo	$313,900	$170	38
5509 Firewood Trl	0.56mi	3/3.0 (+1)	1,852 (-14%)	10mo	$350,000	$189	34
5708 Barkridge Dr	0.72mi	3/2.5 (+1)	1,884 (-13%)	11mo	$249,000	$132	31

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $8,313
• Equity at exit: $22,365

10-year hold

• IRR: 12.8%
• Equity multiple: 1.93×
• Total profit: $38,905
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$787
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$62
• HOA: −$25
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $573

Break-even live

Break-even rent $1,380

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $658	-5% $616	+0% $573	+5% $531	+10% $488
Rent	-10% $407	-5% $490	+0% $573	+5% $656	+10% $739
Rate	-1.0pp $649	-0.5pp $611	base $573	+0.5pp $534	+1.0pp $495

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2524 Creek Dr Granbury, TX	3.0	2.0	1620	$2,150	$1.33	3d	1	0.37mi
2700 Steepleridge Cir Granbury, TX	3.0	2.0	1438	$1,895	$1.32	7d	1	0.52mi
2414 Forest Hill Ln Granbury, TX	3.0	2.0	1493	$2,150	$1.44	4d	1	0.54mi
5619 Cold Water Trl Granbury, TX	3.0	2.5	1801	$2,090	$1.16	44d	1	0.62mi
4710 Llano St Granbury, TX	3.0	2.0	1456	$1,775	$1.22	44d	1	0.63mi
5522 Firewood Trl Granbury, TX	3.0	2.0	1437	$2,400	$1.67	44d	1	0.69mi
5621 San Jacinto Dr Granbury, TX	3.0	2.0	1477	$2,100	$1.42	7d	1	0.75mi
5718 Barkridge Dr Granbury, TX	3.0	2.0	1445	$2,055	$1.42	4d	1	0.77mi
1425 E Seneca Ct Granbury, TX	3.0	2.0	2442	$3,200	$1.31	44d	1	0.98mi
4007 Sioux Ct Granbury, TX	3.0	3.0	2595	$2,995	$1.15	12d	1	1.22mi
1418 Cheyenne Trl Granbury, TX	3.0	2.0	1826	$2,400	$1.31	44d	1	1.36mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterelectric

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 41 DOM
2. 2026-06-17
   days on market $150,000 Active 40 DOM
3. 2026-06-16
   days on market $150,000 Active 39 DOM
4. 2026-06-15
   days on market $150,000 Active 38 DOM
5. 2026-06-13
   days on market $150,000 Active 36 DOM
6. 2026-06-09
   days on market $150,000 Active 32 DOM
7. 2026-06-08
   days on market $150,000 Active 31 DOM
8. 2026-06-07
   days on market $150,000 Active 30 DOM
9. 2026-06-04
   days on market $150,000 Active 27 DOM
10. 2026-06-03
    days on market $150,000 Active 26 DOM
11. 2026-06-02
    days on market $150,000 Active 25 DOM
12. 2026-06-02
    pricedays on market $150,000 Active 24 DOM
13. 2026-05-31
    days on market $180,000 Active 23 DOM
14. 2026-05-08
    listed $180,000 Active 772-char remark
15. 1989-07-18
    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: $2,589 · $216/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$156/yr (+$13/mo · 6.0%)

ⓘ 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 2/10 Low
• 🌡 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: $25,261
• − Mortgage interest: −$8,402
• − Property taxes: −$2,589
• − Insurance: −$750
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − HOA: −$300
• − Depreciation: −$4,364
• Taxable income: $4,814
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $5,722/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 — Canyon Creek

• Score: 60/100
• State rank: #1102
• US rank: #19485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canyon Creek, 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

-16.7% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $150,000 NTREIS
• 2026-05-08 Listed $180,000 NTREIS
• 1989-07-18 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,589 · -3.6% YoY. Source: county tax records.