102 W Mesquite St Unit B · Granger, TX 76530

$115,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 215 Days on market

Built 1940 3,223 sqft lot $102/sqft · 46% below area Est $196k · 41% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.4/10.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

Key facts

• 3,223 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#836 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Granger ISD (rural): math 24% / reading 31% proficiency, ranked #676 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.6% local appreciation)).
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $60k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.25% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 6.7

CMA / ARV

• ARV (median comp): $196,228
• List price: $115,000
• Delta: -41.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Broadway St	0.31mi	2/1.0	1,162 (+3%)	4mo	$205,000	$176	77
304 S Roswell St	0.35mi	2/2.0	1,136 (+1%)	22mo	$212,000	$187	60
206 N Granger St	0.32mi	3/1.5 (+1)	1,164 (+3%)	16mo	$85,000	$73	60
206 N Donohoe St	0.40mi	3/1.0 (+1)	1,110 (-2%)	18mo	$149,990	$135	59
200 N Walton St	0.25mi	3/2.0 (+1)	1,264 (+12%)	5mo	$215,000	$170	55
504 S Bird St	0.52mi	3/2.0 (+1)	1,275 (+13%)	19mo	$295,000	$231	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.76×
• Total profit: $24,613
• Equity at exit: $48,978

10-year hold

• IRR: 15.9%
• Equity multiple: 3.25×
• Total profit: $72,493
• Equity at exit: $73,423

Cash invested: $32,200 (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 76530

• Home prices YoY: 1.2%
• Active inventory: 51
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$275 /mo · $3,300/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $208

Break-even live

Break-even rent $1,172

Max offer price $115,000

Occupancy floor 81%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $115,000 Active 215 DOM
2. 2026-06-17
   days on market $115,000 Active 214 DOM
3. 2026-06-16
   days on market $115,000 Active 213 DOM
4. 2026-06-15
   days on market $115,000 Active 212 DOM
5. 2026-06-13
   days on market $115,000 Active 210 DOM
6. 2026-06-09
   days on market $115,000 Active 206 DOM
7. 2026-06-08
   days on market $115,000 Active 205 DOM
8. 2026-06-07
   days on market $115,000 Active 204 DOM
9. 2026-06-04
   days on market $115,000 Active 201 DOM
10. 2026-06-03
    days on market $115,000 Active 200 DOM
11. 2026-06-02
    days on market $115,000 Active 199 DOM
12. 2026-06-01
    days on market $115,000 Active 198 DOM
13. 2026-05-31
    days on market $115,000 Active 197 DOM
14. 2026-03-30
    price $115,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

15. 2026-03-10
    price $130,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

16. 2026-02-17
    price $135,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

17. 2026-02-09
    price $145,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

18. 2026-01-19
    price $155,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

19. 2025-12-22
    price $165,000 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

20. 2025-11-15
    listed $175,000 Active 593-char remark

    Show marketing remark (593 chars)

    Don’t miss this perfect opportunity to own your own slice of Granger, Texas! This charming home features two generously sized bedrooms, each with its own private en-suite bathroom. The inviting and spacious layout is ideal for both comfortable living and effortless hosting. Throughout the home, you’ll find warm, easy-to-clean hard flooring that adds character and convenience. Competitively priced, this property offers the next homeowner the chance to make a few light updates and enjoy instant equity. Schedule your showing today and discover the potential of this unique home!

21. 2023-02-07
    soldstatus
22. 2023-02-03
    soldstatus Closed 282-char remark

    Show marketing remark (282 chars)

    Wonderful 2/2 home in Granger Texas, perfect for a small family. Home is located right off of 971 and is tucked away on a private lot surrounded by native trees. Storage shed conveys for additional space. Don't miss out on this great opportunity, come check it out before it's gone!

23. 2023-01-02
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Wonderful 2/2 home in Granger Texas, perfect for a small family. Home is located right off of 971 and is tucked away on a private lot surrounded by native trees. Storage shed conveys for additional space. Don't miss out on this great opportunity, come check it out before it's gone!

24. 2022-12-05
    listed $160,000 Active 282-char remark

    Show marketing remark (282 chars)

    Wonderful 2/2 home in Granger Texas, perfect for a small family. Home is located right off of 971 and is tucked away on a private lot surrounded by native trees. Storage shed conveys for additional space. Don't miss out on this great opportunity, come check it out before it's gone!

25. 2022-06-10
    price
26. 2022-05-15
    price
27. 2022-05-05
    listed Active
28. 2019-04-01
    soldstatus
29. 2019-03-29
    soldstatus Sold
30. 2019-02-25
    status Pending
31. 2018-12-14
    listed $72,500 Active
32. 1998-04-07
    soldstatus
33. 1995-04-05
    soldstatus
34. 1985-07-01
    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: $3,300 · $275/mo
• Projected year-2 tax: $3,300 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,219
• − Mortgage interest: −$6,442
• − Property taxes: −$3,300
• − Insurance: −$575
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,345
• Taxable income: $802
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,299/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: Granger ISD
• NCES district ID: 4821590
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $44,512
• Composite: 23.58/100
• National rank: #7853
• State rank: #676 of 826 in TX

Livability — Granger

• Score: 63/100
• State rank: #836
• US rank: #15074

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granger, TX
• Population (ZIP): 2,704

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 216.4501
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+58.6% since first listed

21 events — show timeline

• 2026-03-30 Price Changed $115,000 Unlock MLS
• 2026-03-10 Price Changed $130,000 Unlock MLS
• 2026-02-17 Price Changed $135,000 Unlock MLS
• 2026-02-09 Price Changed $145,000 Unlock MLS
• 2026-01-19 Price Changed $155,000 Unlock MLS
• 2025-12-22 Price Changed $165,000 Unlock MLS
• 2025-11-15 Listed $175,000 Unlock MLS
• 2023-02-07 Sold (Public Records) — Public Records
• 2023-02-03 Sold (MLS) — Unlock MLS
• 2023-01-02 Pending — Unlock MLS
• 2022-12-05 Listed $160,000 Unlock MLS
• 2022-06-10 Price Changed — Unlock MLS
• 2022-05-15 Price Changed — Unlock MLS
• 2022-05-05 Listed — Unlock MLS
• 2019-04-01 Sold (Public Records) — Public Records
• 2019-03-29 Sold (MLS) — Unlock MLS
• 2019-02-25 Pending — Unlock MLS
• 2018-12-14 Listed $72,500 Unlock MLS
• 1998-04-07 Sold (Public Records) — Public Records
• 1995-04-05 Sold (Public Records) — Public Records
• 1985-07-01 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2026): $3,300 · -22.8% YoY. Source: county tax records.