2615 Creekview Dr · Granbury, TX 76048

$239,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 26 Days on market

Built 2025 4,356 sqft lot $192/sqft · at area comps Est $248k · at est. $9/mo HOA

---

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 +12.5/30.0
• ARV discount +9.0/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into your future with this small but stylish 3-bedroom, 2-bath home—the perfect place to call your own. With a bright and open floor plan, the kitchen flows right into the living and dining spaces, making everything feel warm, welcoming, and full of possibility. Whether you’re working from home, starting a family, or just tired of throwing money away on rent, this home gives you a smart and affordable path to homeownership. You’ll stop renting and start building real wealth—an important first step toward the American Dream. Modern design, Smart layout, Great for first-time buyers, Way better than renting. It’s more than just a house. It’s the beginni

Key facts

• 4,356 sq ft lot
• Built 2025
• Listed 26 days

Property features AI

Finance

• Other: Listing terms include a variety of financing and purchase options (Assumable, Cash, Conventional, FHA, Lease Option, Lease Purchase, Owner Will Carry, Private Financing Available, Texas Vet, USDA Loan, VA Loan)
• Financial info: Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: Mandatory association with Comanche Cove Owners Association; Annual association fee of $105 (management fees included)

Exterior

• Parking: No garage / no covered or carport spaces
• Utilities: Electricity available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Property attached: Yes; New construction (built in 2025)
• Construction: Built in 2025
• Exterior features: Lot less than 0.5 acre (approximately 0.1 acre); Subdivision: COMANCHE COVE SUB SEC C

Interior

• Kitchen: Electric range; Breakfast room (12 x 5)
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom (14 x 12); Additional bedrooms approximately 10 x 13 and 9 x 12
• Bathrooms: 2 full bathrooms (both on main level)
• Interior features: Pantry; One living area; Nine total rooms; One level (single-story)
• Laundry & utility: Utility room (5 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.3% below list).
• Recommended offer: $184k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 31% 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 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 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 $183,968 (23.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $248,117
• List price: $239,900
• Delta: -3.31%
• 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
3021 Centaurus Way	0.12mi	3/2.0	1,216 (-3%)	2mo	$115,000	$95	89
2604 Creekview Dr	0.06mi	3/2.0	1,326 (+6%)	10mo	$255,000	$192	79
1307 Woodmere Trl	0.30mi	3/2.0	1,292 (+3%)	8mo	$254,900	$197	74
2508 Deer Trl	0.24mi	3/2.0	1,313 (+5%)	8mo	$245,000	$187	74
2922 Centaurus Way	0.19mi	2/2.0 (-1)	1,306 (+4%)	7mo	$249,000	$191	73
2224 Woodcrest Trl	0.41mi	2/2.0 (-1)	1,241 (-1%)	2mo	$275,000	$222	72
2204 Cedarwood Trl	0.46mi	3/2.0	1,200 (-4%)	3mo	$229,999	$192	69
933 Colorado River Dr	0.74mi	3/2.0	1,292 (+3%)	4mo	$255,000	$197	56
1305 Woodmere Trl	0.29mi	3/2.0	1,435 (+15%)	8mo	$275,000	$192	55
3114 Sabine River Trl	0.66mi	3/2.0	1,313 (+5%)	9mo	$245,000	$187	53
2015 Wood Ct	0.74mi	3/2.0	1,168 (-7%)	3mo	$249,900	$214	52
932 Devils River Dr	0.63mi	3/2.0	1,144 (-8%)	8mo	$229,900	$201	49

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-44,596
• Equity at exit: $35,770

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-55,604
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$100
• HOA: −$9
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-34

Break-even live

Break-even rent $1,883

Max offer price $233,816

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $33	+0% $-34	+5% $-102	+10% $-170
Rent	-10% $-180	-5% $-107	+0% $-34	+5% $38	+10% $111
Rate	-1.0pp $86	-0.5pp $27	base $-34	+0.5pp $-97	+1.0pp $-160

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.19mi
2314 Creekview Dr Granbury, TX	3.0	2.0	1294	$1,850	$1.43	26d	1	0.33mi
2224 Hercules Dr Granbury, TX	3.0	2.0	1703	$2,000	$1.17	26d	1	0.42mi
2509 Elk Trl Granbury, TX	3.0	2.0	1425	$1,695	$1.19	45d	1	0.59mi
606 Heritage Trl Granbury, TX	3.0	2.0	1415	$1,875	$1.33	45d	1	0.68mi
919 Arkansas River Dr Granbury, TX	3.0	2.0	1200	$1,775	$1.48	14d	1	0.74mi
3505 Brazos River Dr Granbury, TX	3.0	2.0	1337	$1,900	$1.42	45d	1	0.74mi
408 Heritage Trl Granbury, TX	3.0	2.0	1635	$1,890	$1.16	24d	1	0.89mi
1414 Lauren Ln Granbury, TX	3.0	2.0	1500	$2,100	$1.40	26d	1	1.41mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 21 events

1. 2026-06-13
   statusdays on market $239,900 Pending 26 DOM
2. 2026-06-09
   days on market $239,900 Active Option Contract 25 DOM
3. 2026-06-08
   days on market $239,900 Active Option Contract 24 DOM
4. 2026-06-07
   days on market $239,900 Active Option Contract 23 DOM
5. 2026-06-04
   days on market $239,900 Active Option Contract 20 DOM
6. 2026-06-03
   days on market $239,900 Active Option Contract 19 DOM
7. 2026-06-02
   days on market $239,900 Active Option Contract 18 DOM
8. 2026-06-02
   days on market $239,900 Active Option Contract 17 DOM
9. 2026-05-31
   days on market $239,900 Active Option Contract 16 DOM
10. 2026-05-15
    listed $239,900 Active 853-char remark
11. 2026-05-14
    listed $1,700
12. 2026-05-13
    historical $1,700
13. 2026-05-11
    listed $1,700
14. 2026-05-10
    historical
15. 2026-05-08
    historical $1,700
16. 2026-04-25
    listed $1,700
17. 2026-04-13
    price $239,900
18. 2026-03-04
    price $248,800
19. 2025-11-10
    listed $252,900 Active
20. 2024-03-13
    soldstatus
21. 1992-01-07
    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: $1,449 · $121/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$2,941/yr (+$245/mo · 202.9%)

ⓘ 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 ≥107°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: $22,076
• − Mortgage interest: −$13,438
• − Property taxes: −$1,449
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$108
• − Depreciation: −$6,979
• Taxable loss: −$4,630
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $698/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

-99.3% since first listed

15 events — show timeline

• 2026-06-10 Pending — NTREIS
• 2026-05-25 Rental Removed $1,700 NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-15 Listed $239,900 NTREIS
• 2026-05-14 Listed for Rent $1,700 NTREIS
• 2026-05-13 Rental Removed $1,700 BUILDIUM
• 2026-05-11 Listed for Rent $1,700 BUILDIUM
• 2026-05-10 Listing Removed — NTREIS
• 2026-05-08 Rental Removed $1,700 NTREIS
• 2026-04-25 Listed for Rent $1,700 NTREIS
• 2026-04-13 Price Changed $239,900 NTREIS
• 2026-03-04 Price Changed $248,800 NTREIS
• 2025-11-10 Listed $252,900 NTREIS
• 2024-03-13 Sold (Public Records) — Public Records
• 1992-01-07 Sold (Public Records) — Public Records

Property tax history

+42.2%/yr

Latest (2025): $1,449 · +763.3% YoY. Source: county tax records.