916 Fawn · Granbury, TX 76049

$215,700

3 bd · 2.0 ba · 1,084 sqft · Manufactured public records · 19 Days on market

Built 1978 0.88 ac lot

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A DEAL!! Great weekend retreat, permanent residence, or rental property on almost 1 acre corner lot surrounded by cedar and oak trees! Home boasts 2 large bedrooms, 1 bath with updated, walk-in tile shower, full size washer and dryer hookups, breakfast nook in kitchen, covered front and back porches with ramps for wheelchair access, fully fenced, and two large storage buildings.

Key facts

• Generously sized lot
• 0.88 acre lot
• 2 garage spots

Tags

• GENEROUSLY SIZED LOT
• PEACEFUL COUNTRY LIVING
• CONVENIENTLY CLOSE TO GRANBURY

Property features AI

Finance

• Other: Property subtype: Mobile Home; Possible uses: Residential, Single Family, Other; Restrictions: Deed; Lot features: Acreage (about 0.88 acre), subdivided
• Financial info: Acceptable financing: Cash, Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; 2 carport spaces; Additional parking
• Security: Video surveillance present
• Utilities: City water; Co-op electric; No municipal utility district
• Home design: Mobile home (residential); Attached property; One level; 1978 construction
• Construction: Built in 1978; Foundation: Other
• Exterior features: Covered deck; RV/boat parking; Chain link fencing; Concrete road access; Other structures including RV/boat storage and additional storage

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling; Other heating system
• Interior features: Eat-in kitchen; High-speed internet available; One living area; One dining area; Room count: 2
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $216k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (19.3% below list).
• Recommended offer: $174k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Acton El (math 52% / reading 46%, grade D, #926 of 4,322 statewide, top 22%, 814 students, 48% 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 46% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 701 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,082 (19.3% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $119,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4407 Nolan Creek Ct	0.72mi	3/2.0	1,178 (+9%)	11mo	$129,900	$110	43

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-38,339
• Equity at exit: $32,162

10-year hold

• IRR: -6.1%
• Equity multiple: 0.57×
• Total profit: $-25,839
• Equity at exit: $18,650

Cash invested: $60,396 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$1,131
• Tax est. 1.5%: −$270 /mo · $3,236/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-115

Break-even live

Break-even rent $1,887

Max offer price $199,001

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-41	+0% $-115	+5% $-190	+10% $-264
Rent	-10% $-253	-5% $-184	+0% $-115	+5% $-47	+10% $22
Rate	-1.0pp $-7	-0.5pp $-61	base $-115	+0.5pp $-171	+1.0pp $-228

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: $53,925
• Closing costs: $6,471
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Meadowlark Cir Granbury, TX	3.0	1.5	1100	$1,400	$1.27	14d	1	0.30mi
3905 Country Meadows Cir Granbury, TX	3.0	2.0	1500	$1,475	$0.98	26d	1	0.66mi
213 Dean Ct Granbury, TX	3.0	2.0	1372	$1,609	$1.17	4d	1	1.07mi
4606 Francis Ct Granbury, TX	3.0	2.0	1300	$2,100	$1.62	45d	1	1.45mi

Listing history 12 events

1. 2026-06-21
   days on market $215,700 Active 19 DOM
2. 2026-06-18
   days on market $215,700 Active 16 DOM
3. 2026-06-17
   days on market $215,700 Active 15 DOM
4. 2026-06-16
   days on market $215,700 Active 14 DOM
5. 2026-06-15
   days on market $215,700 Active 13 DOM
6. 2026-06-13
   days on market $215,700 Active 11 DOM
7. 2026-06-09
   days on market $215,700 Active 7 DOM
8. 2026-06-08
   days on market $215,700 Active 6 DOM
9. 2026-06-07
   days on market $215,700 Active 5 DOM
10. 2026-06-04
    days on market $215,700 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $215,700 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥108°F today · 20 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: $20,890
• − Mortgage interest: −$12,083
• − Property taxes: −$3,236
• − Insurance: −$1,078
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,275
• Taxable loss: −$5,124
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $-155/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

+483.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $215,700 NTREIS
• 2016-03-10 Sold (MLS) — NTREIS
• 2016-03-10 Sold (Public Records) — Public Records
• 2016-03-10 Sold (Public Records) — Public Records
• 2016-02-10 Contingent — NTREIS
• 2016-01-25 Listed $37,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $387 · -7.4% YoY. Source: county tax records.