405 Granbury Ct · Granbury, TX 76049

$290,000

4 bd · 3.0 ba · 2,124 sqft · SingleFamily public records · 42 Days on market

Built 1981 0.40 ac lot $137/sqft · at area comps Est $288k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.3/15.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

Key facts

• Dedicated media room
• Covered patio
• Large level backyard

Tags

• TWO SEPARATE LIVING AREAS
• DEDICATED MEDIA ROOM
• SPACIOUS EAT-IN KITCHEN
• COVERED PATIO
• LARGE LEVEL BACKYARD
• NO HOA

Property features AI

Finance

• Other: Lot mostly cleared with few trees, level with a large backyard (approx. 0.4 acre); Soil: clay, rocky/shale, sandy loam; Deed restrictions
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport with 1 covered space; Additional parking on concrete driveway (on site), direct access
• Utilities: All-weather road access; Cable available; Co-op electric; Electricity connected; Individual water meter
• Home design: Single family residence; Two levels; Attached property; Interior lot; Subdivision: Granbury Acres
• Construction: Built in 1981; Composition roof
• Exterior features: Awning(s); Covered porch(es); Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Eat-in kitchen with pantry
• Bedrooms: 4 bedrooms total; Primary bedroom on second level with ensuite bath and dual sinks
• Bathrooms: 3 full bathrooms; Double vanity in at least one bathroom
• Interior features: Cable TV available; Decorative lighting; Double vanity in bath; Eat-in kitchen; Pantry; Window coverings
• Laundry & utility: Laundry in hall and utility room; Full-size washer/dryer area on site

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Oak Woods School (math 67% / reading 64%, grade B+, #234 of 4,322 statewide, top 6%, 626 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 46% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Granbury ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($105k/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 $9k 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 $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $20k (6%) 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 $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $288,484
• List price: $290,000
• Delta: 0.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,589
• Equity at exit: $43,240

10-year hold

• IRR: 12.2%
• Equity multiple: 2.05×
• Total profit: $85,536
• Equity at exit: $25,074

Cash invested: $81,200 (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 76049

• Home prices YoY: -26.8%
• Rents YoY: 5.2%
• Active inventory: 690
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,191 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $650

Break-even live

Break-even rent $2,368

Max offer price $290,000

Occupancy floor 75%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	0.46mi
211 S Cardinal Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.46mi
110 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.47mi
3142 Shady Grove Cir Granbury, TX	3.0	2.0	1450	$1,950	$1.34	24d	1	0.50mi
104 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	0.50mi
100 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.52mi
809 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	44d	1	1.30mi
811 Branding Iron Trl Granbury, TX	3.0	2.0	1414	$2,050	$1.45	44d	1	1.30mi
1708 Rockview Dr Granbury, TX	3.0	2.0	2334	$2,700	$1.16	17d	1	1.37mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	44d	1	1.41mi
3107 Promenade Dr Granbury, TX	4.0	2.5	2334	$2,600	$1.11	44d	1	1.46mi
3002 Promenade Dr Granbury, TX	3.0	2.0	1858	$2,400	$1.29	7d	1	1.49mi

Listing history 43 events

1. 2026-06-18
   days on market $290,000 Active 42 DOM
2. 2026-06-18
   price $290,000 Active 41 DOM
3. 2026-06-17
   days on market $310,000 Active 41 DOM
4. 2026-06-16
   days on market $310,000 Active 40 DOM
5. 2026-06-15
   days on market $310,000 Active 39 DOM
6. 2026-06-13
   days on market $310,000 Active 37 DOM
7. 2026-06-09
   days on market $310,000 Active 33 DOM
8. 2026-06-08
   days on market $310,000 Active 32 DOM
9. 2026-06-07
   days on market $310,000 Active 31 DOM
10. 2026-06-04
    days on market $310,000 Active 28 DOM
11. 2026-06-03
    days on market $310,000 Active 27 DOM
12. 2026-06-02
    days on market $310,000 Active 26 DOM
13. 2026-06-02
    days on market $310,000 Active 25 DOM
14. 2026-05-31
    days on market $310,000 Active 24 DOM
15. 2026-05-07
    listed $310,000 Active 811-char remark
16. 2016-04-19
    soldstatus Sold 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

17. 2016-04-19
    soldstatus

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

18. 2016-03-17
    status Pending 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

19. 2016-03-10
    historical Active Option Contract 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

20. 2016-02-29
    price $141,900 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

21. 2016-02-12
    status Active 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

22. 2016-02-09
    historical Active Contingent 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

23. 2016-01-29
    price $147,900 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

24. 2015-11-10
    listed $152,000 Active 391-char remark

    Show marketing remark (391 chars)

    Don't miss this immaculately updated 2-story home located in small subdivision with country feel but located in town. Wood laminate floors welcome you to a custom home that features marble tile counters, tumblestone backsplash, stone fireplace, wood stair case, recessed lighting, new Low E windows, and LED faucets for that special touch. See supplement page for a complete list of updates.

25. 2015-09-03
    soldstatus Sold

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

26. 2015-08-18
    status Pending

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

27. 2015-08-14
    price $55,157

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

28. 2015-08-05
    status Active

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

29. 2015-07-30
    status Pending

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

30. 2015-07-22
    status Active

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

31. 2015-07-14
    status Pending

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

32. 2015-07-02
    price $64,890

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

33. 2015-05-12
    listed $72,100 Active

    Show marketing remark (273 chars)

    AD#244 - Great fixer upper located just off of Hwy 377 on the Fort Worth side of Granbury, convenient to schools and shopping. 4 bedroom, 2 bath, 2 story. 1 bedroom and bath down, 3 bedrooms and bath up. Garage conversion, bonus, room and enclosed patio. Large fenced yard.

34. 2010-06-15
    soldstatus
35. 2010-06-11
    soldstatus
36. 2010-03-18
    historical
37. 2010-03-08
    listed $89,900
38. 2004-05-14
    soldstatus
39. 2004-05-13
    soldstatus
40. 2004-05-13
    soldstatus
41. 2004-04-19
    historical
42. 2004-02-09
    listed $62,000
43. 1997-09-11
    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: $2,751 · $229/mo
• Projected year-2 tax: $5,307 · $442/mo
• Expected delta: +$2,556/yr (+$213/mo · 92.9%)

ⓘ 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 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: $38,292
• − Mortgage interest: −$16,245
• − Property taxes: −$2,751
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − Depreciation: −$8,436
• Taxable income: $3,283
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $7,012/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): 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

+367.7% since first listed

31 events — show timeline

• 2026-06-18 Price Changed $290,000 NTREIS
• 2026-06-18 Price Changed $390,000 NTREIS
• 2026-05-07 Listed $310,000 NTREIS
• 2016-04-19 Sold (Public Records) — Public Records
• 2016-04-19 Sold (MLS) — NTREIS
• 2016-03-17 Pending — NTREIS
• 2016-03-10 Contingent — NTREIS
• 2016-02-29 Price Changed $141,900 NTREIS
• 2016-02-12 Relisted — NTREIS
• 2016-02-09 Contingent — NTREIS
• 2016-01-29 Price Changed $147,900 NTREIS
• 2015-11-10 Listed $152,000 NTREIS
• 2015-09-03 Sold (MLS) — NTREIS
• 2015-08-18 Pending — NTREIS
• 2015-08-14 Price Changed $55,157 NTREIS
• 2015-08-05 Relisted — NTREIS
• 2015-07-30 Pending — NTREIS
• 2015-07-22 Relisted — NTREIS
• 2015-07-14 Pending — NTREIS
• 2015-07-02 Price Changed $64,890 NTREIS
• 2015-05-12 Listed $72,100 NTREIS
• 2010-06-15 Sold (Public Records) — Public Records
• 2010-06-11 Sold (MLS) — NTREIS
• 2010-03-18 Listing Removed — NTREIS
• 2010-03-08 Listed $89,900 NTREIS
• 2004-05-14 Sold (Public Records) — Public Records
• 2004-05-13 Sold (Public Records) — Public Records
• 2004-05-13 Sold (MLS) — NTREIS
• 2004-04-19 Listing Removed — NTREIS
• 2004-02-09 Listed $62,000 NTREIS
• 1997-09-11 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,751 · +10.9% YoY. Source: county tax records.