13592 Gunsmoke Ln · Cresson, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +12.5/30.0
- ARV discount +11.7/15.0
- Schools +4.8/10.0
- 1% rule +4.3/10.0
- Appreciation +4.1/10.0
- Condition / age +4.0/5.0
- DSCR +3.7/10.0
- Livability +3.2/5.0
- Rent growth +2.5/5.0
$250,000
13592 Gunsmoke Ln · Cresson, TX 76035
3 bd · 2.0 ba · 1,718 sqft · SingleFamily
public records
· 180 Days on market
Built 2024
5,998 sqft lot
2-car garage
$146/sqft
· 13% below area
Est $276k · 9% under
$125/mo HOA · 5% of rent
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
INCREDIBLE BUYER INCENTIVES: $4500 MORTGAGE CONCESSION. Opendoor Home Loans will pay $4500 at closing towards your interest rate buydown if you finance with Opendoor Home Loans LLC. Come see 13592 Gunsmoke Ln, featuring fresh interior paint and partial flooring replacement throughout. The updated kitchen includes all stainless steel appliances and features a convenient kitchen island. Outside, a covered patio extends to a fully fenced in backyard for outdoor enjoyment. This refreshed home with its amenities is ready for you.
Key facts
- Covered patio
- Updated kitchen
- Kitchen island
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-38 ($-451/yr) — negative.
- To cash-flow at today's rent, offer at most $243k (2.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (7.1% below list).
- Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.1% vs local median 4.7% in Cresson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
Location & tenants
- Location reads 63/100 on livability (#843 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D+, 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: 168 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-1.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
- Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 180 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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
$220,000
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 6.11%
- Cash-on-cash
- -0.64%
- DSCR
- 0.97
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $275,850
- List price
- $250,000
- Delta
- -9.37%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 13425 Gitty Up Cir | 0.33mi | 3/2.0 | 1,658 (-4%) | 2mo | $300,900 | $181 | 77 |
| 13417 Gitty Up Cir | 0.35mi | 3/2.0 | 1,658 (-4%) | 7mo | $299,900 | $181 | 72 |
| 13404 Gitty Up Cir | 0.35mi | 3/2.0 | 1,658 (-4%) | 8mo | $304,900 | $184 | 71 |
| 13598 Gunsmoke Ln | 0.03mi | 4/2.0 (+1) | 1,836 (+7%) | 13mo | $299,925 | $163 | 71 |
| 13476 Stage Coach Ln | 0.27mi | 4/2.0 (+1) | 1,836 (+7%) | 1mo | $289,990 | $158 | 70 |
| 13484 Stage Coach Ln | 0.25mi | 4/2.0 (+1) | 1,729 (+1%) | 15mo | $294,990 | $171 | 69 |
| 13413 Hang Fire Ln | 0.39mi | 4/2.0 (+1) | 1,784 (+4%) | 5mo | $304,900 | $171 | 66 |
| 13441 Gitty UP Cir | 0.28mi | 4/2.0 (+1) | 1,790 (+4%) | 14mo | $299,990 | $168 | 63 |
| 13524 Gunsmoke Ln | 0.19mi | 3/2.0 | 1,532 (-11%) | 14mo | $289,240 | $189 | 61 |
| 13491 Stage Coach Ln | 0.22mi | 4/2.0 (+1) | 1,836 (+7%) | 15mo | $294,415 | $160 | 61 |
| 13492 Gunsmoke Ln | 0.28mi | 4/2.0 (+1) | 1,836 (+7%) | 14mo | $299,920 | $163 | 59 |
| 13493 Gunsmoke Ln | 0.28mi | 4/2.0 (+1) | 1,836 (+7%) | 13mo | $279,990 | $153 | 59 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-1.87% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -11.0%
- Equity multiple
- 0.56×
- Total profit
- $-30,734
- Equity at exit
- $50,092
10-year hold
- IRR
- -3.3%
- Equity multiple
- 0.74×
- Total profit
- $-18,526
- Equity at exit
- $44,283
Cash invested: $70,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 50 active · 4 under contract
- Months of supply
- 75.0 mo (1%/mo absorbed)
- Median asking
- $296,400 ($180/sqft)
- Median days on market
- 77 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -10.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 76035
- Home prices YoY
- -1.0%
- Active inventory
- 168
- Price-to-rent
- 9.0×
Monthly cashflow live
↻
- Estimated rent
- $2,321 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax from tax record
- −$331 /mo · $3,975/yr
- Insurance
- −$104
- HOA
- −$125
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$487
- Net cashflow
- $-38
Break-even live
Break-even rent
$2,369
Max offer price
$243,361
Occupancy floor
97%
Sensitivity live
| Price | -10% $104 | -5% $33 | +0% $-38 | +5% $-108 | +10% $-179 |
|---|---|---|---|---|---|
| Rent | -10% $-221 | -5% $-129 | +0% $-38 | +5% $54 | +10% $146 |
| Rate | -1.0pp $88 | -0.5pp $26 | base $-38 | +0.5pp $-102 | +1.0pp $-168 |
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
- $62,500
- Closing costs
- $7,500
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 13589 Gunsmoke Ln Godley, TX | 3.0 | 2.5 | 1650 | $2,350 | $1.42 | 99d | 1 | 0.05mi |
| 13565 Bonanza Cir Cresson, TX | 3.0 | 2.0 | 1550 | $2,250 | $1.45 | 165d | 1 | 0.09mi |
| 13561 Bonanza Cir Cresson, TX | 2.0 | 2.0 | 1463 | $2,150 | $1.47 | 99d | 1 | 0.09mi |
| 13557 Bonanza Cir Cresson, TX | 2.0–3.0 | 2.0–2.5 | 1644 | $2,490 | $1.51 | 0d | 1 | 0.10mi |
| 13557 Bonanza Cir Cresson, TX | 3.0 | 2.0 | 1665 | $2,325 | $1.40 | 99d | 1 | 0.10mi |
| 13553 Bonanza Cir Cresson, TX | 2.0–3.0 | 2.0–2.5 | 1644 | $2,641 | $1.61 | 57d | 90 | 0.10mi |
| 13545 Bonanza Cir Cresson, TX | 3.0 | 2.0 | 1825 | $2,490 | $1.36 | 99d | 1 | 0.12mi |
| 13557 Gunsmoke Ln Cresson, TX | 4.0 | 2.0 | 1790 | $2,000 | $1.12 | 132d | 1 | 0.13mi |
| 13491 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1845 | $2,000 | $1.08 | 0d | 1 | 0.25mi |
| 13469 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $2,045 | $1.55 | 28d | 1 | 0.32mi |
| 13469 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $2,220 | $1.68 | 130d | 1 | 0.32mi |
| 13461 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,565 | $1.18 | 130d | 1 | 0.34mi |
| 13461 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,075 | $0.95 | 0d | 1 | 0.34mi |
| 13420 Gitty Up Cir Cresson, TX | 3.0 | 2.0 | 1379 | $2,360 | $1.71 | 6d | 1 | 0.34mi |
| 13457 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $1,925 | $1.46 | 0d | 1 | 0.35mi |
| 13457 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $2,220 | $1.68 | 130d | 1 | 0.35mi |
| 13425 Gitty Up Cir Cresson, TX | 3.0 | 2.0 | 1658 | $2,365 | $1.43 | 7d | 1 | 0.36mi |
| 13453 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1658 | $2,315 | $1.40 | 130d | 1 | 0.37mi |
| 13453 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1658 | $1,995 | $1.20 | 0d | 1 | 0.37mi |
| 13449 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1784 | $2,145 | $1.20 | 21d | 1 | 0.38mi |
| 13449 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1784 | $2,395 | $1.34 | 130d | 1 | 0.38mi |
| 13404 Gitty Up Cir Cresson, TX | 3.0 | 2.0 | 1653 | $1,995 | $1.21 | 38d | 1 | 0.38mi |
| 13413 Gitty Up Cir Cresson, TX | 3.0 | 2.0 | 1379 | $2,360 | $1.71 | 5d | 1 | 0.38mi |
| 13413 Gitty Up Cir Cresson, TX | 3.0 | 2.0 | 1379 | $2,250 | $1.63 | 130d | 1 | 0.38mi |
| 13429 Hang Fire Ln Cresson, TX | 3.0 | 2.0 | 1379 | $2,360 | $1.71 | 5d | 1 | 0.39mi |
| 13429 Hang Fire Ln Cresson, TX | 3.0 | 2.0 | 1379 | $2,300 | $1.67 | 130d | 1 | 0.39mi |
| 13441 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1658 | $2,375 | $1.43 | 130d | 1 | 0.40mi |
| 13441 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1658 | $2,125 | $1.28 | 28d | 1 | 0.40mi |
| 13432 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,710 | $1.25 | 0d | 1 | 0.40mi |
| 13432 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,710 | $1.25 | 121d | 1 | 0.40mi |
| 13424 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $2,330 | $1.77 | 63d | 1 | 0.41mi |
| 13424 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1318 | $2,270 | $1.72 | 123d | 1 | 0.41mi |
| 13420 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,620 | $1.21 | 121d | 1 | 0.42mi |
| 13420 Stage Coach Ln Cresson, TX | 4.0 | 2.5 | 2173 | $2,680 | $1.23 | 0d | 1 | 0.42mi |
| 13429 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1784 | $2,510 | $1.41 | 5d | 1 | 0.43mi |
| 13429 Stage Coach Ln Cresson, TX | 4.0 | 2.0 | 1784 | $2,450 | $1.37 | 130d | 1 | 0.43mi |
| 13417 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1658 | $2,425 | $1.46 | 0d | 1 | 0.45mi |
| 13409 Stage Coach Ln Cresson, TX | 3.0 | 2.0 | 1658 | $2,425 | $1.46 | 6d | 1 | 0.47mi |
| 214 S Broadway St Cresson, TX | 2.0 | 1.0 | 1052 | $1,450 | $1.38 | 7d | 1 | 1.38mi |
Property features AI
Finance
- Other
- Security system does not convey; Kwikset lock will be replaced at close
- Financial info
- Accepts Cash, Conventional, and VA financing
- HOA & community
- Mandatory HOA with quarterly fee covering grounds maintenanceHOA management: Carter HOA Management, LLCCommunity features include clubhouse and community pool
Exterior
- Parking
- DrivewayCovered parking for 2 vehiclesAttached 2-car garage
- Utilities
- City water
- Home design
- Single-family residenceOne storyPreowned home built in 2024
- Construction
- Slab foundation
- Exterior features
- Back yard fencingMunicipal utility districtCity water
Interior
- Kitchen
- DishwasherMicrowave
- Bedrooms
- 3 bedrooms (primary bedroom on the main level)
- Flooring
- CarpetCeramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral electric cooling
- Interior features
- One living areaOther interior features
Listing history 50 events
-
2026-11-08days on market $250,000 Active 180 DOM
-
2026-11-07days on market $250,000 Active 179 DOM
-
2026-11-06days on market $250,000 Active 178 DOM
-
2026-11-05pricedays on market $250,000 Active 177 DOM
-
2026-11-04days on market $256,000 Active 176 DOM
-
2026-11-02days on market $256,000 Active 174 DOM
-
2026-11-01days on market $256,000 Active 173 DOM
-
2026-10-31days on market $256,000 Active 172 DOM
-
2026-10-30days on market $256,000 Active 171 DOM
-
2026-10-29days on market $256,000 Active 170 DOM
-
2026-10-28days on market $256,000 Active 169 DOM
-
2026-10-27days on market $256,000 Active 168 DOM
-
2026-10-26days on market $256,000 Active 167 DOM
-
2026-10-26days on market $256,000 Active 166 DOM
-
2026-10-24days on market $256,000 Active 165 DOM
-
2026-10-23price $256,000 Active 164 DOM
-
2026-10-23days on market $257,000 Active 164 DOM
-
2026-10-22days on market $257,000 Active 163 DOM
-
2026-10-21days on market $257,000 Active 162 DOM
-
2026-10-20days on market $257,000 Active 161 DOM
-
2026-10-19days on market $257,000 Active 160 DOM
-
2026-10-18days on market $257,000 Active 159 DOM
-
2026-10-17days on market $257,000 Active 158 DOM
-
2026-10-16days on market $257,000 Active 157 DOM
-
2026-10-15days on market $257,000 Active 156 DOM
-
2026-10-14days on market $257,000 Active 155 DOM
-
2026-10-13days on market $257,000 Active 154 DOM
-
2026-10-12days on market $257,000 Active 153 DOM
-
2026-10-11days on market $257,000 Active 152 DOM
-
2026-10-10days on market $257,000 Active 151 DOM
-
2026-10-09days on market $257,000 Active 150 DOM
-
2026-10-08days on market $257,000 Active 149 DOM
-
2026-10-07days on market $257,000 Active 148 DOM
-
2026-10-06days on market $257,000 Active 147 DOM
-
2026-10-05days on market $257,000 Active 146 DOM
-
2026-10-04days on market $257,000 Active 145 DOM
-
2026-10-03days on market $257,000 Active 144 DOM
-
2026-10-02days on market $257,000 Active 143 DOM
-
2026-10-01days on market $257,000 Active 142 DOM
-
2026-09-30days on market $257,000 Active 141 DOM
-
2026-09-29days on market $257,000 Active 140 DOM
-
2026-09-28days on market $257,000 Active 139 DOM
-
2026-09-27days on market $257,000 Active 138 DOM
-
2026-09-26days on market $257,000 Active 137 DOM
-
2026-09-25days on market $257,000 Active 136 DOM
-
2026-09-24days on market $257,000 Active 135 DOM
-
2026-09-23days on market $257,000 Active 134 DOM
-
2026-09-22days on market $257,000 Active 133 DOM
-
2026-09-21days on market $257,000 Active 132 DOM
-
2026-09-20days on market $257,000 Active 131 DOM
ⓘ 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
- $3,975 · $331/mo
- Projected year-2 tax
- $4,575 · $381/mo
- Expected delta
- +$600/yr (+$50/mo · 15.1%)
ⓘ 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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,856
- − Mortgage interest
- −$14,004
- − Property taxes
- −$3,975
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$2,229
- − Management
- −$2,229
- − HOA
- −$1,500
- − Depreciation
- −$7,273
- Taxable loss
- −$4,602
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,105
- After-tax cash flow
- $654/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $8,590–$25,770 screening
This home is in good condition with fresh paint and updated kitchen. It's ready for move-in and has a good curb appeal.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and resale value ↑
- Both Landscaping — Improves curb appeal and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 48/100
Zoned Schools
Elementary
Acton El
D
TX #926/4,322
Nat'l #13,933/41,679
Middle
Acton Middle
C
TX #347/1,662
Nat'l #3,460/14,009
High
Granbury H S
F
TX #652/1,632
Nat'l #6,890/17,239
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
C
Composite livability gradescore 63/100
Livability — Cresson
- Score
- 63/100
- State rank
- #843
- US rank
- #15205
Category grades
Amenities F
Commute F
Cost of living A+
Crime D
Employment B+
Housing A+
Health & safety D+
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Parker · 179,678 people
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 3,247
- Household income
- $99,355
- Rent vs Own
- Severe rent burden
- 6% of renters
Population outlook (Johnson County) Hauer SSP2
- Today (2025)
- 179,678 people
- By 2030
- 189,208 · +5.3%
- By 2040
- 207,261 · +15.4%
- By 2050
- 223,064 · +24.1%
- By 2075
- 259,979 · +44.7%
- By 2100
- 275,395 · +53.3%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (72%)
- Race & ethnicity
- White 72% Hispanic / Latino 12% Two or more races 12% Black 11%
- Hispanic origin (detail)
- Mexican 11%
- Languages at home
- 93% English-only · Spanish 6%
Political lean MEDSL · Johnson
- 2024 margin
- Solid R (+51.4) · D 23.9% · R 75.3%
- 2008→2024 swing
- -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
- All cycles
- 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -1.87%
- Current HPI
- 187.0174
- Rent YoY
- —
- Metro
- —
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-2.8% since first listed4 events — show timeline
- 2026-06-11 Price Changed $282,000 NTREIS
- 2026-05-28 Price Changed $286,000 NTREIS
- 2026-05-12 Listed $290,000 NTREIS
- 2026-04-27 Sold (Public Records) — Public Records
Property tax history
+210.6%/yrLatest (2025): $3,975 · +1109.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…