912 Skylark Dr · Oak Trail Shores, TX 76049

$125,000

None bd · None ba · 1,368 sqft · Manufactured public records · 9 Days on market

Built 1996 0.25 ac lot $91/sqft · 5% below area Est $132k · 5% under

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

Key facts

• Investment property
• Spacious lot
• Conveniently located

Tags

• SPACIOUS LOT
• INVESTMENT PROPERTY
• FUTURE BUILDING OPPORTUNITIES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.9% vs local median 5.9% in Oak Trail Shores — 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 58/100 on livability (#1,187 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, schools F, 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.
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (median comp): $132,174
• List price: $125,000
• Delta: -5.43%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Flamingo Rd	0.10mi	2/2.0	1,265 (-8%)	1mo	$174,900	$138	82
515 Skylark Dr	0.36mi	3/2.0	1,216 (-11%)	10mo	$119,999	$99	56
211 Killough Rd	0.63mi	3/2.0	1,216 (-11%)	8mo	$135,000	$111	45
429 Skylark Dr	0.44mi	3/2.0	1,216 (-11%)	20mo	$139,900	$115	44
4768 Albatross Dr	0.41mi	3/2.0	1,568 (+15%)	18mo	$110,000	$70	41
419 Blue Jay Ct	0.61mi	3/2.0	1,550 (+13%)	21mo	$148,500	$96	32

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: 28.0%
• Equity multiple: 2.20×
• Total profit: $41,930
• Equity at exit: $18,638

10-year hold

• IRR: 36.7%
• Equity multiple: 4.75×
• Total profit: $131,089
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $901

Break-even live

Break-even rent $999

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $971	-5% $936	+0% $901	+5% $865	+10% $830
Rent	-10% $732	-5% $816	+0% $901	+5% $985	+10% $1,070
Rate	-1.0pp $964	-0.5pp $932	base $901	+0.5pp $868	+1.0pp $835

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Crystal Clear Ct Granbury, TX	3.0	2.0	1772	$2,500	$1.41	44d	1	1.09mi

Listing history 34 events

1. 2026-06-18
   days on market $125,000 Active 9 DOM
2. 2026-06-17
   days on market $125,000 Active 8 DOM
3. 2026-06-16
   days on market $125,000 Active 7 DOM
4. 2026-06-15
   days on market $125,000 Active 6 DOM
5. 2026-06-13
   days on market $125,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on marketlisting id $125,000 Active 1 DOM
8. 2026-06-09
   days on market $125,000 Active 106 DOM
9. 2026-06-08
   days on market $125,000 Active 105 DOM
10. 2026-06-07
    days on market $125,000 Active 104 DOM
11. 2026-06-04
    days on market $125,000 Active 101 DOM
12. 2026-06-03
    days on market $125,000 Active 100 DOM
13. 2026-06-02
    days on market $125,000 Active 99 DOM
14. 2026-06-02
    pricedays on market $125,000 Active 98 DOM
15. 2026-05-31
    days on market $130,000 Active 97 DOM
16. 2026-04-02
    price $130,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

17. 2026-03-18
    status Active 1409-char remark

    Show marketing remark (1409 chars)

    Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

18. 2026-03-16
    historical Active Option Contract 1409-char remark

    Show marketing remark (1409 chars)

    Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

19. 2026-03-12
    price $135,000 1409-char remark

    Show marketing remark (1409 chars)

    Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

20. 2026-02-23
    listed $140,000 Active 1409-char remark

    Show marketing remark (1409 chars)

    Welcome to 912 Skylar Drive in beautiful Granbury! This charming home offers comfortable living with an inviting open floor plan that makes the space feel bright and airy. Like new carpet adds a fresh touch, while the cozy fireplace creates the perfect spot to unwind at the end of the day. The eat-in kitchen provides plenty of room for gathering and features generous storage to keep everything organized and within reach. The thoughtful layout makes everyday living both functional and comfortable. Step outside to enjoy additional storage space with a convenient backyard shed — perfect for tools, hobbies, or seasonal décor. Whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this property offers affordability, flexibility, and small-town charm just minutes from everything Granbury has to offer. Recent improvements: Replaced plumbing, Replaced window seals and sealed windows, Replaced subflooring, added new interior trim, added vinyl plank in kitchen walk in pantry and laundry room, new back door, new porches, new sink faucets, new skirting, painted interior, repaired sewer drain, stretched and cleaned carpets. This home has been moved to a 2nd location, Conventional and FHA won't do this type of loan HOWEVER, I have a lender that does not mind if it's been moved, have your agent ask me for my lender's information.

21. 2025-04-09
    historical
22. 2025-01-21
    price $138,000
23. 2024-11-27
    price $139,500
24. 2024-10-21
    price $149,500
25. 2024-10-11
    listed $155,000 Active
26. 2022-04-19
    soldstatus
27. 2022-04-04
    soldstatus Closed
28. 2022-04-04
    soldstatus
29. 2022-03-23
    status Pending
30. 2022-03-12
    historical Active Option Contract
31. 2022-03-10
    status Active
32. 2022-02-28
    historical Active Option Contract
33. 2022-02-22
    listed $55,000 Active
34. 1999-07-21
    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: $981 · $82/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,306/yr (+$109/mo · 133.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 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: $25,670
• − Mortgage interest: −$7,002
• − Property taxes: −$981
• − Insurance: −$625
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$3,636
• Taxable income: $9,319
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $8,571/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 — Oak Trail Shores

• Score: 58/100
• State rank: #1187
• US rank: #20758

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hood County · 58,506 people
• 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

+136.4% since first listed

19 events — show timeline

• 2026-04-02 Price Changed $130,000 NTREIS
• 2026-03-18 Relisted — NTREIS
• 2026-03-16 Contingent — NTREIS
• 2026-03-12 Price Changed $135,000 NTREIS
• 2026-02-23 Listed $140,000 NTREIS
• 2025-04-09 Listing Removed — NTREIS
• 2025-01-21 Price Changed $138,000 NTREIS
• 2024-11-27 Price Changed $139,500 NTREIS
• 2024-10-21 Price Changed $149,500 NTREIS
• 2024-10-11 Listed $155,000 NTREIS
• 2022-04-19 Sold (Public Records) — Public Records
• 2022-04-04 Sold (Public Records) — Public Records
• 2022-04-04 Sold (MLS) — NTREIS
• 2022-03-23 Pending — NTREIS
• 2022-03-12 Contingent — NTREIS
• 2022-03-10 Relisted — NTREIS
• 2022-02-28 Contingent — NTREIS
• 2022-02-22 Listed $55,000 NTREIS
• 1999-07-21 Sold (Public Records) — Public Records

Property tax history

+18.3%/yr

Latest (2025): $981 · -13.0% YoY. Source: county tax records.