1107 Ridgeview Cir · Granbury, TX 76048

$160,000

3 bd · 2.0 ba · 990 sqft · Manufactured public records · 32 Days on market

Built 2024 6,016 sqft lot $9/mo HOA · 1% of rent ↓ 9% since listing

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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

* Ask about the preferred lender incentive. Buyers who finance through the seller’s preferred lender may receive a complimentary 1-0 temporary interest rate buydown. Available for FHA, VA, and Conventional financing. * New Clayton Homes Miyo floorplan features an open layout with primary bedroom separate from the two secondary bedrooms. New septic system has been installed as well. Refrigerator is also included. Nice sized deck on the front. Very close to Lake Granbury. Lender information is available upon request who will underwrite Conventional loans for these properties. Owner is also willing to discuss rent to own options. Survey shows property to be 0.1381 acres. Owner Financing

Key facts

• Open layout
• New septic system
• Primary bedroom

Tags

• OPEN LAYOUT
• PRIMARY BEDROOM
• NEW SEPTIC SYSTEM
• NICE SIZED DECK
• CLOSE TO LAKE GRANBURY
• PROPERTY 0.1381 ACRES

Property features AI

Finance

• Other: Property treated as residential manufactured home; Directions: From Hwy 377, go south on Paluxy Hwy. Left on Woodmere, right on Creekview, left on Ridgeview Circle.
• Financial info: Listing terms include Cash, Conventional, Lease Purchase, and Owner Will Carry; No second mortgage
• HOA & community: Mandatory association; Annual association fee of $105 covering management fees; HOA: Commanche Cove Owners Assoc

Exterior

• Parking: Off-street parking (open/outside)
• Security: No smart home or specific security features listed
• Utilities: Septic system; No municipal utility district
• Home design: Manufactured home (residential); One story; Preowned unit built in 2024; Subdivision: Comanche Cove Sub Sec C
• Construction: Vinyl siding; Built in 2024
• Exterior features: Few trees on the lot; Interior lot within a subdivision; No fencing

Interior

• Kitchen: Corian-type countertops; Built-in cabinets; Breakfast bar; Galley/eat-in layout; Dishwasher; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom with ensuite bath, dual sinks and walk-in closet
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Cable TV available; Walk-in closet(s)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Emma Roberson Early Learning Academy (303 students, 86% FRL); Granbury Middle (math 35% / reading 40%, grade F, #736 of 1,662 statewide, top 45%, 846 students, 68% FRL); Granbury H S (math 38% / reading 51%, grade F, #652 of 1,632 statewide, top 43%, 2,202 students, 46% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 930 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.04% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $99,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Centaurus Way	0.60mi	3/2.0	994 (+0%)	17mo	$99,000	$100	57

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,816
• Equity at exit: $23,857

10-year hold

• IRR: -3.3%
• Equity multiple: 0.80×
• Total profit: $-9,020
• Equity at exit: $13,834

Cash invested: $44,800 (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: 930
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $208

Break-even live

Break-even rent $1,409

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $253	+0% $208	+5% $162	+10% $117
Rent	-10% $75	-5% $142	+0% $208	+5% $274	+10% $340
Rate	-1.0pp $288	-0.5pp $248	base $208	+0.5pp $166	+1.0pp $124

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2502 Coyote Trl Granbury, TX	2.0	2.0	900	$1,400	$1.56	45d	1	0.51mi
1455 Walters Dr Granbury, TX	2.0	1.0	792	$1,000	$1.26	19d	1	1.42mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 25 events

1. 2026-06-21
   days on market $160,000 Active 32 DOM
2. 2026-06-18
   days on market $160,000 Active 29 DOM
3. 2026-06-17
   days on market $160,000 Active 28 DOM
4. 2026-06-16
   days on market $160,000 Active 27 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   days on market $160,000 Active 26 DOM
7. 2026-06-13
   days on market $160,000 Active 24 DOM
8. 2026-06-09
   days on market $160,000 Active 20 DOM
9. 2026-06-08
   days on market $160,000 Active 19 DOM
10. 2026-06-07
    days on market $160,000 Active 18 DOM
11. 2026-06-04
    days on market $160,000 Active 15 DOM
12. 2026-06-03
    days on market $160,000 Active 14 DOM
13. 2026-06-02
    days on market $160,000 Active 13 DOM
14. 2026-06-02
    days on market $160,000 Active 12 DOM
15. 2026-05-31
    days on market $160,000 Active 11 DOM
16. 2026-05-20
    listed $160,000 Active
17. 2024-12-31
    status Active
18. 2024-11-12
    status Pending
19. 2024-10-31
    historical Active Option Contract
20. 2024-10-23
    listed $169,000 Active
21. 2024-10-17
    historical
22. 2024-06-28
    price $169,000
23. 2024-04-11
    listed $175,000 Active
24. 1999-03-15
    soldstatus
25. 1985-12-18
    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: $1,585 · $132/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,343/yr (+$112/mo · 84.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $20,062
• − Mortgage interest: −$8,962
• − Property taxes: −$1,585
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$108
• − Depreciation: −$4,655
• Taxable loss: −$55
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,504/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

-8.6% since first listed

10 events — show timeline

• 2026-05-20 Listed $160,000 NTREIS
• 2024-12-31 Relisted — NTREIS
• 2024-11-12 Pending — NTREIS
• 2024-10-31 Contingent — NTREIS
• 2024-10-23 Listed $169,000 NTREIS
• 2024-10-17 Listing Removed — NTREIS
• 2024-06-28 Price Changed $169,000 NTREIS
• 2024-04-11 Listed $175,000 NTREIS
• 1999-03-15 Sold (Public Records) — Public Records
• 1985-12-18 Sold (Public Records) — Public Records

Property tax history

+43.2%/yr

Latest (2025): $1,585 · +2.0% YoY. Source: county tax records.