2610 Pinoak St · Oak Trail Shores, TX 76048

$144,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 162 Days on market

Built 2024 4,792 sqft lot $119/sqft · 24% below area Est $180k · 19% under $7/mo HOA ↓ 14% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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 MLS

Enjoy Granbury lake life in this new home, located less than a mile from the community boat ramp. The home features a spacious, open floor plan, double vanities in the primary bath, tub-shower combos in both bathrooms, and generously sized closets. Property improvements include a brand-new septic system, new skirting, new kitchen appliances, new flooring, new HVAC, new roof, and brand-new cedar shutters. All major components have been recently installed for worry-free living. This home qualifies for all loan types.

Key facts

• Community boat ramp
• Double vanities
• Tub-shower combos

Tags

• COMMUNITY BOAT RAMP
• SPACIOUS OPEN FLOOR PLAN
• DOUBLE VANITIES
• TUB-SHOWER COMBOS
• GENEROUSLY SIZED CLOSETS
• BRAND NEW SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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+, schools F, 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.
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $179,722
• List price: $144,900
• Delta: -19.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2723 Cypress St	0.20mi	3/2.0	1,216 (0%)	2mo	$147,500	$121	89
3806 Oak Meadow St	0.14mi	3/2.0	1,264 (+4%)	11mo	$150,000	$119	78
3622 Brook Valley St	0.21mi	3/2.0	1,140 (-6%)	6mo	$137,500	$121	75
2614 Sycamore Ct	0.14mi	3/2.0	1,344 (+10%)	4mo	$175,000	$130	73
2548 Rockcliff Ct	0.49mi	3/2.0	1,120 (-8%)	13mo	$130,000	$116	53
2703 Rockcliff Ct	0.50mi	3/2.0	1,368 (+12%)	14mo	$120,000	$88	44
3609 Greenbrook St	0.33mi	2/1.0 (-1)	1,036 (-15%)	9mo	$75,000	$72	43
2654 Edgecliff Ct	0.63mi	3/2.0	1,344 (+10%)	12mo	$150,000	$112	43
2657 Edgecliff Ct	0.60mi	2/2.0 (-1)	1,064 (-12%)	8mo	$120,000	$113	40

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $8,483
• Equity at exit: $21,605

10-year hold

• IRR: 13.2%
• Equity multiple: 1.96×
• Total profit: $38,941
• Equity at exit: $12,528

Cash invested: $40,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$60
• HOA: −$7
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $558

Break-even live

Break-even rent $1,219

Max offer price $144,900

Occupancy floor 66%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Terri Lee Ln Granbury, TX	4.0	2.0	1387	$2,075	$1.50	1d	1	1.03mi
3225 Evergreen Dr Granbury, TX	3.0	1.0	916	$1,425	$1.56	1d	1	1.29mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 41 events

1. 2026-06-18
   days on market $144,900 Active 162 DOM
2. 2026-06-17
   days on market $144,900 Active 161 DOM
3. 2026-06-16
   days on market $144,900 Active 160 DOM
4. 2026-06-15
   days on market $144,900 Active 159 DOM
5. 2026-06-13
   days on market $144,900 Active 157 DOM
6. 2026-06-09
   days on market $144,900 Active 153 DOM
7. 2026-06-08
   days on market $144,900 Active 152 DOM
8. 2026-06-07
   days on market $144,900 Active 151 DOM
9. 2026-06-04
   days on market $144,900 Active 148 DOM
10. 2026-06-03
    days on market $144,900 Active 147 DOM
11. 2026-06-02
    days on market $144,900 Active 146 DOM
12. 2026-06-02
    days on market $144,900 Active 145 DOM
13. 2026-05-31
    days on market $144,900 Active 144 DOM
14. 2026-05-05
    price $144,900 520-char remark

    Show marketing remark (520 chars)

    Enjoy Granbury lake life in this new home, located less than a mile from the community boat ramp. The home features a spacious, open floor plan, double vanities in the primary bath, tub-shower combos in both bathrooms, and generously sized closets. Property improvements include a brand-new septic system, new skirting, new kitchen appliances, new flooring, new HVAC, new roof, and brand-new cedar shutters. All major components have been recently installed for worry-free living. This home qualifies for all loan types.

15. 2026-02-20
    price $149,900 520-char remark

    Show marketing remark (520 chars)

    Enjoy Granbury lake life in this new home, located less than a mile from the community boat ramp. The home features a spacious, open floor plan, double vanities in the primary bath, tub-shower combos in both bathrooms, and generously sized closets. Property improvements include a brand-new septic system, new skirting, new kitchen appliances, new flooring, new HVAC, new roof, and brand-new cedar shutters. All major components have been recently installed for worry-free living. This home qualifies for all loan types.

16. 2025-12-31
    listed $159,900 Active 520-char remark

    Show marketing remark (520 chars)

    Enjoy Granbury lake life in this new home, located less than a mile from the community boat ramp. The home features a spacious, open floor plan, double vanities in the primary bath, tub-shower combos in both bathrooms, and generously sized closets. Property improvements include a brand-new septic system, new skirting, new kitchen appliances, new flooring, new HVAC, new roof, and brand-new cedar shutters. All major components have been recently installed for worry-free living. This home qualifies for all loan types.

17. 2025-10-16
    historical
18. 2025-06-02
    price $159,900
19. 2025-04-16
    listed $164,900 Active
20. 2025-04-11
    historical
21. 2025-02-10
    price $168,600
22. 2025-02-04
    price $168,700
23. 2025-01-30
    price $168,800
24. 2025-01-28
    price $168,900
25. 2025-01-22
    price $169,000
26. 2025-01-20
    price $169,100
27. 2025-01-10
    price $169,200
28. 2025-01-06
    price $169,300
29. 2025-01-02
    price $169,400
30. 2024-12-31
    price $169,500
31. 2024-12-20
    price $169,600
32. 2024-12-16
    price $169,700
33. 2024-12-13
    price $169,800
34. 2024-12-11
    price $169,900
35. 2024-11-06
    listed $174,900 Active
36. 2024-10-30
    historical
37. 2024-08-29
    listed $169,000 Active
38. 2023-12-21
    soldstatus
39. 2010-05-05
    soldstatus
40. 2010-03-10
    soldstatus
41. 1974-03-11
    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: $1,627 · $136/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$1,025/yr (+$85/mo · 63.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 19 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: $23,109
• − Mortgage interest: −$8,117
• − Property taxes: −$1,627
• − Insurance: −$724
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$84
• − Depreciation: −$4,215
• Taxable income: $4,644
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $5,587/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

• Census place: Oak Trail Shores, TX
• 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

-14.3% since first listed

28 events — show timeline

• 2026-05-05 Price Changed $144,900 NTREIS
• 2026-02-20 Price Changed $149,900 NTREIS
• 2025-12-31 Listed $159,900 NTREIS
• 2025-10-16 Listing Removed — NTREIS
• 2025-06-02 Price Changed $159,900 NTREIS
• 2025-04-16 Listed $164,900 NTREIS
• 2025-04-11 Listing Removed — NTREIS
• 2025-02-10 Price Changed $168,600 NTREIS
• 2025-02-04 Price Changed $168,700 NTREIS
• 2025-01-30 Price Changed $168,800 NTREIS
• 2025-01-28 Price Changed $168,900 NTREIS
• 2025-01-22 Price Changed $169,000 NTREIS
• 2025-01-20 Price Changed $169,100 NTREIS
• 2025-01-10 Price Changed $169,200 NTREIS
• 2025-01-06 Price Changed $169,300 NTREIS
• 2025-01-02 Price Changed $169,400 NTREIS
• 2024-12-31 Price Changed $169,500 NTREIS
• 2024-12-20 Price Changed $169,600 NTREIS
• 2024-12-16 Price Changed $169,700 NTREIS
• 2024-12-13 Price Changed $169,800 NTREIS
• 2024-12-11 Price Changed $169,900 NTREIS
• 2024-11-06 Listed $174,900 NTREIS
• 2024-10-30 Listing Removed — NTREIS
• 2024-08-29 Listed $169,000 NTREIS
• 2023-12-21 Sold (Public Records) — Public Records
• 2010-05-05 Sold (Public Records) — Public Records
• 2010-03-10 Sold (Public Records) — Public Records
• 1974-03-11 Sold (Public Records) — Public Records

Property tax history

+36.0%/yr

Latest (2025): $1,627 · +1256.9% YoY. Source: county tax records.