3841 Boquillas Cir · Granbury, TX 76048

$110,000

2 bd · 1.0 ba · 735 sqft · Other · 76 Days on market

Built 2008 6,055 sqft lot $150/sqft · 29% below area Est $156k · 29% under $64/mo HOA · 5% of rent

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• 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

Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

Key facts

• 6,055 sq ft lot
• 2 parking spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 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 $761 of loan paydown is wiped out by about $3k 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 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.17% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,904
• List price: $110,000
• Delta: -29.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.1% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,955
• Equity at exit: $16,401

10-year hold

• IRR: 5.9%
• Equity multiple: 1.40×
• Total profit: $12,310
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$46
• HOA: −$64
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $287

Break-even live

Break-even rent $922

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: electricpoolsecurity

Listing history 32 events

1. 2026-06-17
   status $110,000 Pending 76 DOM
2. 2026-06-17
   days on market $110,000 Active Option Contract 76 DOM
3. 2026-06-16
   days on market $110,000 Active Option Contract 75 DOM
4. 2026-06-15
   days on market $110,000 Active Option Contract 74 DOM
5. 2026-06-13
   statusdays on market $110,000 Active Option Contract 72 DOM
6. 2026-06-09
   days on market $110,000 Active 68 DOM
7. 2026-06-08
   days on market $110,000 Active 67 DOM
8. 2026-06-07
   days on market $110,000 Active 66 DOM
9. 2026-06-04
   days on market $110,000 Active 63 DOM
10. 2026-06-03
    days on market $110,000 Active 62 DOM
11. 2026-06-02
    days on market $110,000 Active 61 DOM
12. 2026-06-02
    days on market $110,000 Active 60 DOM
13. 2026-05-31
    days on market $110,000 Active 59 DOM
14. 2026-05-10
    price $115,000 928-char remark

    Show marketing remark (928 chars)

    Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

15. 2026-04-29
    status Active 928-char remark

    Show marketing remark (928 chars)

    Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

16. 2026-04-27
    historical Active Option Contract 928-char remark

    Show marketing remark (928 chars)

    Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

17. 2026-04-16
    price $120,000 928-char remark

    Show marketing remark (928 chars)

    Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

18. 2026-03-30
    listed $125,000 Active 928-char remark

    Show marketing remark (928 chars)

    Located inside Indian Harbor gated community, this approximately 420sqft with an additional building that is setup as another bedroom at 184 sqft, this tiny home offers a unique opportunity for downsizing, investment, or a weekend lake retreat. Nestled on a beautifully treed lot with mature shade trees, this property delivers both privacy and potential. The home is move in ready, making it ideal for buyers looking to customize or add value. A separate insulated outbuilding with electricity and washer and dryer hookups provides incredible flexibility—perfect for conversion into a guest room, office, or additional living space. Enjoy the convenience of covered parking, ideal for your vehicle, boat, or camper. Indian Harbor residents enjoy access to amenities including a marina, boat dock, clubhouse, swimming pools, and gated security—bringing lake life and community living together in one place.

19. 2021-11-01
    soldstatus Sold 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

20. 2021-11-01
    soldstatus

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

21. 2021-10-13
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

22. 2021-10-11
    historical Active Option Contract 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

23. 2021-09-29
    price $54,500 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

24. 2021-09-28
    status Active 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

25. 2021-09-23
    historical Active Option Contract 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

26. 2021-08-25
    listed $67,000 Active 472-char remark

    Show marketing remark (472 chars)

    Tiny house about 420 sq ft. , in need of cosmetic repairs. There is a storage building with washer and dryer hook up, that could be converted to another bedroom. It's insulated and has electricity. There is a covered parking spot for either your camper, or vehicle. If you are looking to downsize, This home is calling your name. Beautiful lot with huge trees. This home has lots of shade. This property is in a gated community with a pool, boat dock, and other amenities.

27. 2021-01-04
    soldstatus
28. 2014-03-20
    soldstatus
29. 1999-08-09
    soldstatus
30. 1998-10-01
    soldstatus
31. 1993-05-21
    soldstatus
32. 1987-10-23
    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: $504 · $42/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,509/yr (+$126/mo · 299.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 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: $15,428
• − Mortgage interest: −$6,162
• − Property taxes: −$504
• − Insurance: −$550
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − HOA: −$768
• − Depreciation: −$3,200
• Taxable income: $1,776
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,018/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

+71.6% since first listed

19 events — show timeline

• 2026-05-10 Price Changed $115,000 NTREIS
• 2026-04-29 Relisted — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-16 Price Changed $120,000 NTREIS
• 2026-03-30 Listed $125,000 NTREIS
• 2021-11-01 Sold (Public Records) — Public Records
• 2021-11-01 Sold (MLS) — NTREIS
• 2021-10-13 Pending — NTREIS
• 2021-10-11 Contingent — NTREIS
• 2021-09-29 Price Changed $54,500 NTREIS
• 2021-09-28 Relisted — NTREIS
• 2021-09-23 Contingent — NTREIS
• 2021-08-25 Listed $67,000 NTREIS
• 2021-01-04 Sold (Public Records) — Public Records
• 2014-03-20 Sold (Public Records) — Public Records
• 1999-08-09 Sold (Public Records) — Public Records
• 1998-10-01 Sold (Public Records) — Public Records
• 1993-05-21 Sold (Public Records) — Public Records
• 1987-10-23 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $504 · -16.0% YoY. Source: county tax records.