3110 Shady Ln · Granbury, TX 76049

$257,500

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 32 Days on market

Built 1998 0.25 ac lot Est $264k · 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 +13.0/30.0
• ARV discount +8.6/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is Cute as a Bug very clean and well cared for. Bay window in dinette area, master bath has double sinks, double closets and separate shower and tub. On large corner lot with big backyard. Would be great for above ground pool. Located in desirable area of Grandbury.

Key facts

• Big backyard
• Large corner lot
• 0.25 acre lot

Tags

• LARGE CORNER LOT
• BIG BACKYARD
• BRAND NEW SEPTIC SYSTEM

Property features AI

Finance

• Other: Deed restrictions; Survey available; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, VA loan and other financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with inside entrance; Garage faces front; Garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: City water; Septic / aerobic septic; Asphalt access; Outside city limits; Electric service
• Home design: Single-family residence; One story; Built in 1998; Slab foundation
• Construction: Brick construction; Composition (and other) roof
• Exterior features: Front covered porch; Covered patio; Wood fencing in back yard; Landscaped yard with large backyard of grass; Corner lot with few trees; Easement for utilities

Interior

• Kitchen: Galley kitchen with built-in cabinets; Breakfast bar; Water line to refrigerator; Dishwasher; Electric oven and electric range; Vented exhaust fan
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with separate shower and walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Cathedral ceilings; Central vacuum; High-speed internet available; Cable TV available; Bay window
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room with built-in cabinets; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (18.6% below list).
• Recommended offer: $210k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, 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: Oak Woods School (math 67% / reading 64%, grade B+, #234 of 4,322 statewide, top 6%, 626 students, 44% FRL); Acton Middle (math 52% / reading 48%, grade C, #347 of 1,662 statewide, top 21%, 981 students, 43% FRL); Granbury H S (math 38% / reading 51%, grade F, #652 of 1,632 statewide, top 43%, 2,202 students, 46% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 701 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 32 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $209,702 (18.6% 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 32 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $264,030
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Shady Ln	0.05mi	3/2.0	1,345 (-1%)	23mo	$247,000	$184	78
3108 Shady Ridge Ct	0.15mi	3/3.0	1,379 (+2%)	13mo	$249,900	$181	76
3104 Shady Ridge Ct	0.17mi	3/2.0	1,229 (-9%)	8mo	$212,500	$173	71
2231 Cobblestone Ct	0.52mi	3/2.0	1,436 (+6%)	6mo	$268,000	$187	61
502 Shady Grove Dr	0.33mi	3/2.0	1,536 (+13%)	2mo	$299,700	$195	61
501 Shady Grove Dr	0.35mi	3/2.0	1,265 (-7%)	17mo	$265,000	$209	59
2227 Cobblestone Ct	0.50mi	3/2.0	1,436 (+6%)	22mo	$289,900	$202	48
207 Granbury Ct	0.54mi	2/1.5 (-1)	1,456 (+8%)	10mo	$288,000	$198	47
2210 Cobblestone Ct	0.48mi	3/2.0	1,518 (+12%)	15mo	$319,000	$210	45

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: -14.4%
• Equity multiple: 0.47×
• Total profit: $-37,962
• Equity at exit: $38,394

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-14,051
• Equity at exit: $22,264

Cash invested: $72,100 (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: 701
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,350
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-15

Break-even live

Break-even rent $2,116

Max offer price $254,881

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $58	+0% $-15	+5% $-88	+10% $-161
Rent	-10% $-180	-5% $-98	+0% $-15	+5% $68	+10% $151
Rate	-1.0pp $115	-0.5pp $51	base $-15	+0.5pp $-82	+1.0pp $-149

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3142 Shady Grove Cir Granbury, TX	3.0	2.0	1450	$1,950	$1.34	26d	1	0.02mi
306 Shady Grove Dr Unit 103 Granbury, TX	2.0	2.0	1000	$1,300	$1.30	45d	1	0.52mi
409 Cleveland Rd Granbury, TX	2.0	2.0	1049	$1,800	$1.72	45d	1	0.62mi
106 Cardinal Woods Ct Granbury, TX	2.0	2.0	1600	$3,650	$2.28	45d	1	0.87mi
102 Cardinal Woods Ct Granbury, TX	2.0	2.0	1620	$3,650	$2.25	45d	1	0.89mi
805 Branding Iron Trl Granbury, TX	3.0	2.0	1287	$1,950	$1.52	45d	1	0.92mi
811 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	45d	1	0.92mi
809 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	45d	1	0.92mi
807 Branding Iron Trl Granbury, TX	3.0	2.0	1287	$1,950	$1.52	45d	1	0.94mi
3204 Highview Ct Granbury, TX	3.0	1.0	1144	$1,600	$1.40	13d	1	1.19mi
1713 Bronco Rd Granbury, TX	4.0	2.5	1520	$1,800	$1.18	9d	1	1.25mi

Listing history 31 events

1. 2026-06-21
   days on market $257,500 Active 32 DOM
2. 2026-06-18
   price $257,500 Active 29 DOM
3. 2026-06-18
   days on market $265,000 Active 29 DOM
4. 2026-06-17
   days on market $265,000 Active 28 DOM
5. 2026-06-16
   days on market $265,000 Active 27 DOM
6. 2026-06-15
   days on market $265,000 Active 26 DOM
7. 2026-06-13
   days on market $265,000 Active 24 DOM
8. 2026-06-09
   days on market $265,000 Active 20 DOM
9. 2026-06-08
   days on market $265,000 Active 19 DOM
10. 2026-06-08
    price $265,000 Active 18 DOM
11. 2026-06-07
    days on market $272,000 Active 18 DOM
12. 2026-06-04
    days on market $272,000 Active 15 DOM
13. 2026-06-03
    days on market $272,000 Active 14 DOM
14. 2026-06-02
    days on market $272,000 Active 13 DOM
15. 2026-06-02
    days on market $272,000 Active 12 DOM
16. 2026-05-31
    days on market $272,000 Active 11 DOM
17. 2026-05-22
    price $279,900
18. 2026-05-22
    status Active
19. 2026-05-12
    listed $287,900 Active
20. 2011-07-07
    historical
21. 2011-06-30
    status Pending
22. 2011-06-30
    status Active
23. 2011-06-30
    historical
24. 2011-06-03
    listed $120,000 Active
25. 2011-06-01
    soldstatus
26. 2011-05-27
    soldstatus Closed 277-char remark

    Show marketing remark (277 chars)

    This home is Cute as a Bug very clean and well cared for. Bay window in dinette area, master bath has double sinks, double closets and separate shower and tub. On large corner lot with big backyard. Would be great for above ground pool. Located in desirable area of Grandbury.

27. 2011-05-20
    status Pending 277-char remark

    Show marketing remark (277 chars)

    This home is Cute as a Bug very clean and well cared for. Bay window in dinette area, master bath has double sinks, double closets and separate shower and tub. On large corner lot with big backyard. Would be great for above ground pool. Located in desirable area of Grandbury.

28. 2011-05-06
    historical Active Option Contract 277-char remark

    Show marketing remark (277 chars)

    This home is Cute as a Bug very clean and well cared for. Bay window in dinette area, master bath has double sinks, double closets and separate shower and tub. On large corner lot with big backyard. Would be great for above ground pool. Located in desirable area of Grandbury.

29. 2011-04-26
    listed $97,100 Active 277-char remark

    Show marketing remark (277 chars)

    This home is Cute as a Bug very clean and well cared for. Bay window in dinette area, master bath has double sinks, double closets and separate shower and tub. On large corner lot with big backyard. Would be great for above ground pool. Located in desirable area of Grandbury.

30. 2003-02-19
    soldstatus
31. 1998-02-17
    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: $2,566 · $214/mo
• Projected year-2 tax: $4,712 · $393/mo
• Expected delta: +$2,146/yr (+$179/mo · 83.6%)

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

Taxation est. · year 1

• Rental income: $25,164
• − Mortgage interest: −$14,424
• − Property taxes: −$2,566
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$7,491
• Taxable loss: −$4,630
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $933/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

+188.3% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $279,900 NTREIS
• 2026-05-22 Relisted — NTREIS
• 2026-05-12 Listed $287,900 NTREIS
• 2011-07-07 Listing Removed — NTREIS
• 2011-06-30 Pending — NTREIS
• 2011-06-30 Relisted — NTREIS
• 2011-06-30 Listing Removed — NTREIS
• 2011-06-03 Listed $120,000 NTREIS
• 2011-06-01 Sold (Public Records) — Public Records
• 2011-05-27 Sold (MLS) — NTREIS
• 2011-05-20 Pending — NTREIS
• 2011-05-06 Contingent — NTREIS
• 2011-04-26 Listed $97,100 NTREIS
• 2003-02-19 Sold (Public Records) — Public Records
• 1998-02-17 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,566 · -7.8% YoY. Source: county tax records.