5206 Buttercup Ct · Granbury, TX 76049

$300,000

4 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 134 Days on market

Built 2001 1.03 ac lot $141/sqft · at area comps Est $310k · 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 +11.2/30.0
• ARV discount +8.9/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1 Acre Property Near Granbury Fully Furnished Move In Ready and Property is Fenced Take advantage of this established 4 bedroom home built in 2001 which comes fully furnished with a new refrigerator and new range oven. Offering a clean and functional layout on a rare 1 acre lot located close in to Historic Granbury Square this property is a versatile find for families seeking space or investors looking for a high demand rental without the restrictions of an HOA. Generous Space The full 1 acre lot provides room for outdoor activities future workshops or gardening a rare feature so close to town. There is also a separate RV 30 and 50 amp electricity hook up for guests and or additional income. Property is Fenced The entire acre is fenced providing immediate security for pets children or equipment a significant value add for both owners and tenants. Functional Layout This 2001 built 4 bedroom home is well maintained and nice offering a practical floor plan that is ready for immediate occupancy. No HOA Fees or Rules Enjoy the freedom to use your land as you see fit without monthly fees or restrictive covenants. Family and Investment Appeal Situated near top rated schools like Oak Woods School and local attractions like Lake Granbury this property serves as a stable starter home or a turnkey investment asset.

Key facts

• No hoa fees or rules
• 1 acre property
• 1.03 acre lot

Tags

• 1 ACRE PROPERTY
• FULLY FENCED PERIMETER
• RV 30 AMP ELECTRICITY HOOK UP
• RV 50 AMP ELECTRICITY HOOK UP
• NO HOA FEES OR RULES
• NEAR TOP RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.8% below list).
• Recommended offer: $229k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 fast (+5.2%/yr); 690 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $9k 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 134 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 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 $228,530 (23.8% 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 134 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $309,842
• List price: $300,000
• Delta: -3.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-50,736
• Equity at exit: $44,731

10-year hold

• IRR: -5.3%
• Equity multiple: 0.62×
• Total profit: $-31,547
• Equity at exit: $25,939

Cash invested: $84,000 (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 76049

• Home prices YoY: -26.8%
• Rents YoY: 5.2%
• Active inventory: 690
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-114

Break-even live

Break-even rent $2,429

Max offer price $279,940

Occupancy floor 100%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4816 Sapphire Ln Granbury, TX	4.0	2.0	1878	$2,400	$1.28	43d	1	0.51mi
4720 Topaz Ln Granbury, TX	4.0	2.0	1903	$2,400	$1.26	24d	1	0.60mi
316 Sardius Blvd Granbury, TX	3.0	2.0	1686	$1,950	$1.16	7d	1	0.61mi
4700 Topaz Ln Granbury, TX	4.0	2.0	2022	$2,350	$1.16	7d	1	0.69mi
4000 Sapphire Ln Granbury, TX	3.0	2.0	1635	$1,789	$1.09	3d	1	0.72mi
700 Rolling Terrace Cir Granbury, TX	3.0	2.0	1612	$1,774	$1.10	7d	1	0.83mi
208 Bobbie Ann Ct Granbury, TX	3.0	2.0	1645	$1,675	$1.02	43d	1	1.12mi
4411 Bobbie Ann Dr Granbury, TX	3.0	2.0	1645	$1,650	$1.00	43d	1	1.16mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	43d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $300,000 Active 134 DOM
2. 2026-06-17
   days on market $300,000 Active 133 DOM
3. 2026-06-16
   days on market $300,000 Active 132 DOM
4. 2026-06-15
   days on market $300,000 Active 131 DOM
5. 2026-06-13
   days on market $300,000 Active 129 DOM
6. 2026-06-09
   days on market $300,000 Active 125 DOM
7. 2026-06-08
   days on market $300,000 Active 124 DOM
8. 2026-06-07
   days on market $300,000 Active 123 DOM
9. 2026-06-04
   days on market $300,000 Active 120 DOM
10. 2026-06-03
    days on market $300,000 Active 119 DOM
11. 2026-06-02
    days on market $300,000 Active 118 DOM
12. 2026-06-02
    days on market $300,000 Active 117 DOM
13. 2026-05-31
    days on market $300,000 Active 116 DOM
14. 2026-02-04
    listed $300,000 Active 1339-char remark

    Show marketing remark (1339 chars)

    Spacious 1 Acre Property Near Granbury Fully Furnished Move In Ready and Property is Fenced Take advantage of this established 4 bedroom home built in 2001 which comes fully furnished with a new refrigerator and new range oven. Offering a clean and functional layout on a rare 1 acre lot located close in to Historic Granbury Square this property is a versatile find for families seeking space or investors looking for a high demand rental without the restrictions of an HOA. Generous Space The full 1 acre lot provides room for outdoor activities future workshops or gardening a rare feature so close to town. There is also a separate RV 30 and 50 amp electricity hook up for guests and or additional income. Property is Fenced The entire acre is fenced providing immediate security for pets children or equipment a significant value add for both owners and tenants. Functional Layout This 2001 built 4 bedroom home is well maintained and nice offering a practical floor plan that is ready for immediate occupancy. No HOA Fees or Rules Enjoy the freedom to use your land as you see fit without monthly fees or restrictive covenants. Family and Investment Appeal Situated near top rated schools like Oak Woods School and local attractions like Lake Granbury this property serves as a stable starter home or a turnkey investment asset.

15. 2022-07-06
    soldstatus
16. 2022-06-29
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    This completely remodeled home. split bedroom arrangement, 4 bedroom 3 full baths, sits on 1.030 acres and just minutes from Historic Downtown Granbury. A study right off the master creates additional privacy in this large home. Two living areas, plus dinette area, full size washer and dryer convey with this home. Beautiful vinyl plank flooring, refinished cabinets, bathrooms and fixtures redone, added walk in shower and new window coverings throughout. Large covered front porch, side and back porches as well. New air-conditioner installed 1 year ago and under warranty, and new air handling system. New front door and French doors added to back porch exit with built-in blinds. Water well and aerobic septic system on property. The house is vacant but gorgeous furniture will be included in the sale of this house with an acceptable offer. Furniture is in storage unit and must be retrieved by buyer. Pictures of this furniture are included in the transaction documents. Pictures coming soon.

17. 2022-06-24
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    This completely remodeled home. split bedroom arrangement, 4 bedroom 3 full baths, sits on 1.030 acres and just minutes from Historic Downtown Granbury. A study right off the master creates additional privacy in this large home. Two living areas, plus dinette area, full size washer and dryer convey with this home. Beautiful vinyl plank flooring, refinished cabinets, bathrooms and fixtures redone, added walk in shower and new window coverings throughout. Large covered front porch, side and back porches as well. New air-conditioner installed 1 year ago and under warranty, and new air handling system. New front door and French doors added to back porch exit with built-in blinds. Water well and aerobic septic system on property. The house is vacant but gorgeous furniture will be included in the sale of this house with an acceptable offer. Furniture is in storage unit and must be retrieved by buyer. Pictures of this furniture are included in the transaction documents. Pictures coming soon.

18. 2022-06-01
    historical Active Option Contract 1000-char remark

    Show marketing remark (1000 chars)

    This completely remodeled home. split bedroom arrangement, 4 bedroom 3 full baths, sits on 1.030 acres and just minutes from Historic Downtown Granbury. A study right off the master creates additional privacy in this large home. Two living areas, plus dinette area, full size washer and dryer convey with this home. Beautiful vinyl plank flooring, refinished cabinets, bathrooms and fixtures redone, added walk in shower and new window coverings throughout. Large covered front porch, side and back porches as well. New air-conditioner installed 1 year ago and under warranty, and new air handling system. New front door and French doors added to back porch exit with built-in blinds. Water well and aerobic septic system on property. The house is vacant but gorgeous furniture will be included in the sale of this house with an acceptable offer. Furniture is in storage unit and must be retrieved by buyer. Pictures of this furniture are included in the transaction documents. Pictures coming soon.

19. 2022-05-10
    listed $250,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    This completely remodeled home. split bedroom arrangement, 4 bedroom 3 full baths, sits on 1.030 acres and just minutes from Historic Downtown Granbury. A study right off the master creates additional privacy in this large home. Two living areas, plus dinette area, full size washer and dryer convey with this home. Beautiful vinyl plank flooring, refinished cabinets, bathrooms and fixtures redone, added walk in shower and new window coverings throughout. Large covered front porch, side and back porches as well. New air-conditioner installed 1 year ago and under warranty, and new air handling system. New front door and French doors added to back porch exit with built-in blinds. Water well and aerobic septic system on property. The house is vacant but gorgeous furniture will be included in the sale of this house with an acceptable offer. Furniture is in storage unit and must be retrieved by buyer. Pictures of this furniture are included in the transaction documents. Pictures coming soon.

20. 2012-12-17
    soldstatus Closed
21. 2012-11-09
    listed $19,900 Active
22. 2012-11-06
    historical
23. 2012-10-18
    listed $19,900 Active

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$2,842/yr (+$237/mo · 107.3%)

ⓘ 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 4/10 Moderate 24% 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: $27,424
• − Mortgage interest: −$16,805
• − Property taxes: −$2,648
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$8,727
• Taxable loss: −$6,645
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $232/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

+1407.5% since first listed

10 events — show timeline

• 2026-02-04 Listed $300,000 NTREIS
• 2022-07-06 Sold (Public Records) — Public Records
• 2022-06-29 Sold (MLS) — NTREIS
• 2022-06-24 Pending — NTREIS
• 2022-06-01 Contingent — NTREIS
• 2022-05-10 Listed $250,000 NTREIS
• 2012-12-17 Sold (MLS) — NTREIS
• 2012-11-09 Listed $19,900 NTREIS
• 2012-11-06 Listing Removed — NTREIS
• 2012-10-18 Listed $19,900 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $2,648 · -2.4% YoY. Source: county tax records.