5423 Clear View Dr · Oak Trail Shores, TX 76048

$65,000

2 bd · 1.0 ba · 512 sqft · Other · 48 Days on market

Built 1975 9,670 sqft lot $127/sqft · 80% above area $6/mo HOA · 1% of rent

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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 +7.5/15.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located out of city limits this property is in a quiet neighborhood with boat ramps to access Granbury Lake for some awesome fishing! With two lots and a dbl driveway there is plenty of room for parking a boat or travel trailer. Just minutes away from larger ramps for larger boats! Could be a permanent home or a weekend retreat! Property to be sold AS IS CASH ONLY. No survey Buyer will need to purchase if desired.

Key facts

• 9,670 sq ft lot
• Community pool
• Built 1975

Property features AI

Finance

• Other: Deed and development restrictions (per public records)
• Financial info: For-sale listing (cash preferred); Special taxes: No; Second mortgage: No
• HOA & community: Mandatory association (Arrowhead Shores HOA); Annual HOA fee of $72 covering full use of facilities and management fees; Community features include boat ramp, community pool, and park

Exterior

• Parking: Unpaved parking
• Security: Smoke detector(s)
• Utilities: Private water; Septic; Electricity available and connected; Co-op electric; Phone available; Cable available; Asphalt access; Overhead utilities; Outside city limits
• Home design: Mobile home; Single-story; Not attached to another property
• Construction: Built in 1975; Aluminum siding; Metal roof; No foundation (listed as None)
• Exterior features: Covered porch(es); Covered deck; RV/boat parking; Few trees; Interior lot; Subdivision setting; Utilities easement

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level) — approx. 12 x 11 and 9 x 11
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window unit(s)
• Interior features: Eat-in kitchen; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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+, amenities F, commute 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: Nettie Baccus El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 466 students, 81% FRL) — zoned schools average 81% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 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 $449 of loan paydown is wiped out by about $2k 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 + 1.1% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.84% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.37%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (median comp): $36,035
• List price: $65,000
• Delta: 80.38%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.1% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.94×
• Total profit: $17,192
• Equity at exit: $9,692

10-year hold

• IRR: 30.2%
• Equity multiple: 3.46×
• Total profit: $44,787
• Equity at exit: $5,620

Cash invested: $18,200 (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: 929
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $470

Break-even live

Break-even rent $602

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 48 DOM
2. 2026-06-17
   days on market $65,000 Active 47 DOM
3. 2026-06-16
   days on market $65,000 Active 46 DOM
4. 2026-06-15
   days on market $65,000 Active 45 DOM
5. 2026-06-13
   days on market $65,000 Active 43 DOM
6. 2026-06-09
   days on market $65,000 Active 39 DOM
7. 2026-06-08
   days on market $65,000 Active 38 DOM
8. 2026-06-07
   days on market $65,000 Active 37 DOM
9. 2026-06-04
   days on market $65,000 Active 34 DOM
10. 2026-06-03
    days on market $65,000 Active 33 DOM
11. 2026-06-02
    days on market $65,000 Active 32 DOM
12. 2026-06-02
    days on market $65,000 Active 31 DOM
13. 2026-05-31
    days on market $65,000 Active 30 DOM
14. 2026-05-01
    listed $65,000 Active 422-char remark
15. 1995-12-06
    soldstatus
16. 1984-09-17
    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: $423 · $35/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$766/yr (+$64/mo · 181.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% 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: $14,365
• − Mortgage interest: −$3,641
• − Property taxes: −$423
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − HOA: −$72
• − Depreciation: −$1,891
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,460/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): 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

3 events — show timeline

• 2026-05-01 Listed $65,000 NTREIS
• 1995-12-06 Sold (Public Records) — Public Records
• 1984-09-17 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $423 · +45.7% YoY. Source: county tax records.