3613 Durango Trl · Granbury, TX 76048

$249,000

3 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 39 Days on market

Built 2025 5,000 sqft lot $174/sqft · at area comps Est $238k · at est. $8/mo HOA

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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 +12.9/30.0
• ARV discount +5.4/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great for both home buyers and as a rental property. Averaging 2500-3000 a month in rent Great Investment Opportunity! This stunning 3BR 2Ba new construction blends modern elegance with comfort, featuring 10-foot high ceilings that create a bright and open atmosphere. The stucco and stone exterior gives it a timeless curb appeal, while inside, the open-concept layout is perfect for entertaining. Gourmet Kitchen – Premium oversized island, sleek countertops, and high-end finishes. Luxury Master Suite – Dual sinks, upgraded premium tile bathrooms, and a spa-like feel. Private Backyard – Fully fenced for your enjoyment and security. Every detail is upgraded for quality and s

Key facts

• New construction
• Gourmet kitchen
• Open-concept layout

Tags

• NEW CONSTRUCTION
• 10-FOOT HIGH CEILINGS
• STUCCO AND STONE EXTERIOR
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• PREMIUM OVERSIZED ISLAND

Property features AI

Finance

• Other: No special taxing entities; Restrictions: None
• Financial info: No second mortgage reported; Loan type: Treat As Clear
• HOA & community: Mandatory association in Comanche Harbor; Annual HOA fee of $94 (includes management fees); HOA managed by The Property Center

Exterior

• Parking: Attached garage; Enclosed garage with garage door opener; Garage faces front; Covered parking space (1); Garage dimensions approx. 21' wide x 11' deep x 10' high
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: Aerobic septic; Co-op electric; Co-op water; Not in a municipal utility district
• Home design: Single-family residence; One story; New construction (completed 2025); Not attached to other properties; Located in Comanche Harbor subdivision
• Construction: Shingle roof; Slab foundation; Newly built in 2025; Other structures: Garage(s)
• Exterior features: Wood fencing; Easements for electric, utilities, and water lines; Located on a 50 x 100 lot in Comanche Harbor; less than 0.5 acre; Waterbody nearby: Granbury

Interior

• Kitchen: Granite countertops; Kitchen island; Eat-in kitchen; Built-in cabinets; Pantry; Water line to refrigerator; Appliances: Electric cooktop, Electric oven, Electric range, Microwave, Dishwasher, Disposal
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet (main level); Primary bedroom suite includes built-in cabinets, dual sinks, linen closet, and shower body sprays (main level); Additional bedrooms approx. 12 x 14 each (main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Open floorplan; Chandelier and decorative lighting; Double vanity; Granite counters; Kitchen island; Pantry; Smart home system; Room count: 8; One living area; One dining area; No fireplaces
• Laundry & utility: Utility room with built-in cabinets; Appliances: Dryer, Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-18 ($-218/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (17.3% below list).
• Recommended offer: $206k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Mambrino School (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 886 students, 53% FRL).
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 9y 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 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 $205,856 (17.3% 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 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $237,744
• List price: $249,000
• Delta: 4.73%
• 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
1101 Apache Ridge Rd	0.12mi	3/2.0	1,373 (-4%)	6mo	$234,900	$171	83
840 Tepee Trl	0.28mi	3/2.0	1,436 (+0%)	4mo	$235,000	$164	83
922 Scenic Dr	0.16mi	3/2.0	1,392 (-3%)	6mo	$230,000	$165	83
3611 Broken Bow Dr	0.15mi	3/2.0	1,516 (+6%)	2mo	$275,000	$181	81
807 Rock Harbor Dr	0.32mi	3/2.0	1,400 (-2%)	1mo	$244,900	$175	81
3605 Durango Trl	0.04mi	3/2.0	1,292 (-10%)	4mo	$225,000	$174	79
820 Blackfoot Ct	0.35mi	3/2.0	1,524 (+7%)	3mo	$214,900	$141	70
1103 Laramie Ct	0.43mi	3/2.0	1,493 (+4%)	5mo	$285,000	$191	69
4001 Marana Dr	0.60mi	3/2.0	1,412 (-1%)	2mo	$320,000	$227	69
3632 Arrowhead Cir	0.47mi	3/2.0	1,579 (+10%)	4mo	$276,900	$175	57
809 Arrowhead Ct	0.41mi	3/2.0	1,250 (-12%)	5mo	$229,900	$184	56
3527 Flint Rock Cir	0.70mi	3/2.0	1,320 (-8%)	5mo	$240,000	$182	50

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-45,381
• Equity at exit: $37,127

10-year hold

• IRR: -15.6%
• Equity multiple: 0.19×
• Total profit: $-56,324
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$104
• HOA: −$8
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-18

Break-even live

Break-even rent $2,082

Max offer price $245,798

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $52	+0% $-18	+5% $-89	+10% $-159
Rent	-10% $-181	-5% $-99	+0% $-18	+5% $63	+10% $145
Rate	-1.0pp $107	-0.5pp $45	base $-18	+0.5pp $-83	+1.0pp $-148

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3607 Sioux Trl Granbury, TX	3.0	2.5	1860	$2,100	$1.13	8d	1	0.08mi
1418 Cheyenne Trl Granbury, TX	3.0	2.0	1826	$2,400	$1.31	44d	1	0.88mi
4014 Mountain Vista Dr Granbury, TX	3.0	2.0	1575	$1,495	$0.95	44d	1	1.17mi
408 Heritage Trl Granbury, TX	3.0	2.0	1635	$1,890	$1.16	23d	1	1.38mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: security

Listing history 50 events

1. 2026-06-21
   days on market $249,000 Active 39 DOM
2. 2026-06-18
   days on market $249,000 Active 36 DOM
3. 2026-06-17
   days on market $249,000 Active 35 DOM
4. 2026-06-16
   days on market $249,000 Active 34 DOM
5. 2026-06-15
   days on market $249,000 Active 33 DOM
6. 2026-06-13
   days on market $249,000 Active 31 DOM
7. 2026-06-09
   days on market $249,000 Active 27 DOM
8. 2026-06-08
   days on market $249,000 Active 26 DOM
9. 2026-06-07
   days on market $249,000 Active 25 DOM
10. 2026-06-04
    days on market $249,000 Active 22 DOM
11. 2026-06-03
    days on market $249,000 Active 21 DOM
12. 2026-06-02
    days on market $249,000 Active 20 DOM
13. 2026-06-02
    days on market $249,000 Active 19 DOM
14. 2026-05-31
    days on market $249,000 Active 18 DOM
15. 2026-05-13
    listed $249,000 Active 987-char remark
16. 2026-05-02
    historical
17. 2026-03-16
    price $250,000
18. 2026-03-03
    listed $255,000 Active
19. 2026-02-23
    historical
20. 2026-02-14
    price $255,000
21. 2026-02-10
    listed $248,000 Active
22. 2026-01-31
    historical
23. 2026-01-13
    price $244,000
24. 2025-12-16
    listed $245,000 Active
25. 2025-12-08
    historical
26. 2025-11-03
    listed $249,000 Active
27. 2025-10-27
    historical
28. 2025-09-24
    listed $247,000 Active
29. 2025-09-22
    historical
30. 2025-08-20
    listed $249,000 Active
31. 2025-08-19
    historical
32. 2025-08-07
    price $247,000
33. 2025-08-01
    price $235,000
34. 2025-07-29
    price $237,000
35. 2025-07-19
    listed $239,000 Active
36. 2025-07-18
    historical
37. 2025-07-11
    price $239,000
38. 2025-07-09
    price $241,000
39. 2025-07-03
    price $243,000
40. 2025-06-27
    price $244,000
41. 2025-06-17
    listed $245,000 Active
42. 2025-06-16
    historical
43. 2025-05-16
    listed $247,000 Active
44. 2025-05-12
    historical
45. 2025-04-25
    price $246,000
46. 2025-04-09
    listed $247,000 Active
47. 2025-04-07
    historical
48. 2025-03-31
    price $245,000
49. 2025-03-28
    price $248,000
50. 2025-02-18
    listed $249,000 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: $2,722 · $227/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$1,834/yr (+$153/mo · 67.4%)

ⓘ 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: $24,703
• − Mortgage interest: −$13,948
• − Property taxes: −$2,722
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$96
• − Depreciation: −$7,244
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $864/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

+9860.0% since first listed

50 events — show timeline

• 2026-05-13 Listed $249,000 NTREIS
• 2026-05-02 Listing Removed — NTREIS
• 2026-03-16 Price Changed $250,000 NTREIS
• 2026-03-03 Listed $255,000 NTREIS
• 2026-02-23 Listing Removed — NTREIS
• 2026-02-14 Price Changed $255,000 NTREIS
• 2026-02-10 Listed $248,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2026-01-13 Price Changed $244,000 NTREIS
• 2025-12-16 Listed $245,000 NTREIS
• 2025-12-08 Listing Removed — NTREIS
• 2025-11-03 Listed $249,000 NTREIS
• 2025-10-27 Listing Removed — NTREIS
• 2025-09-24 Listed $247,000 NTREIS
• 2025-09-22 Listing Removed — NTREIS
• 2025-08-20 Listed $249,000 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-08-07 Price Changed $247,000 NTREIS
• 2025-08-01 Price Changed $235,000 NTREIS
• 2025-07-29 Price Changed $237,000 NTREIS
• 2025-07-19 Listed $239,000 NTREIS
• 2025-07-18 Listing Removed — NTREIS
• 2025-07-11 Price Changed $239,000 NTREIS
• 2025-07-09 Price Changed $241,000 NTREIS
• 2025-07-03 Price Changed $243,000 NTREIS
• 2025-06-27 Price Changed $244,000 NTREIS
• 2025-06-17 Listed $245,000 NTREIS
• 2025-06-16 Listing Removed — NTREIS
• 2025-05-16 Listed $247,000 NTREIS
• 2025-05-12 Listing Removed — NTREIS
• 2025-04-25 Price Changed $246,000 NTREIS
• 2025-04-09 Listed $247,000 NTREIS
• 2025-04-07 Listing Removed — NTREIS
• 2025-03-31 Price Changed $245,000 NTREIS
• 2025-03-28 Price Changed $248,000 NTREIS
• 2025-02-18 Listed $249,000 NTREIS
• 2024-12-06 Listing Removed — NTREIS
• 2024-12-05 Price Changed $254,000 NTREIS
• 2024-11-21 Price Changed $259,000 NTREIS
• 2024-11-21 Listed $259,000 NTREIS
• 2024-11-18 Listing Removed — NTREIS
• 2024-10-18 Listed $262,000 NTREIS
• 2018-04-06 Sold (MLS) — NTREIS
• 2018-03-06 Pending — NTREIS
• 2018-02-26 Contingent — NTREIS
• 2018-01-29 Listed $5,000 NTREIS
• 2018-01-01 Listing Removed — NTREIS
• 2017-04-06 Listed $2,500 NTREIS
• 2016-12-20 Sold (Public Records) — Public Records
• 1982-10-25 Sold (Public Records) — Public Records

Property tax history

+49.3%/yr

Latest (2025): $2,722 · +1521.6% YoY. Source: county tax records.