713 Wright Ct · Granbury, TX 76048

$99,000

2 bd · 1.0 ba · 971 sqft · Land · 276 Days on market

Built 1940 Poor condition 0.34 ac lot $102/sqft · 55% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of four properties available all sold as is. 3 houses and a vacant lot all on Wright and Roe. Two of the houses are vacant and one is leased. Can be purchased individually or as a package. These properties are outside of the city limits so there are no city taxes. Great location and investment opportunity. Call for more information and pricing for all four properties.

Key facts

• 0.34 acre lot
• Built 1940
• Listed 275 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.7% 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: John And Lynn Brawner El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 798 students, 70% 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 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 1110 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.36% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $220,036
• List price: $99,000
• Delta: -55.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Hannaford St	0.50mi	2/1.0	1,061 (+9%)	11mo	$265,000	$250	52
320 W Rucker St	1.01mi	2/1.0	877 (-10%)	2mo	$255,000	$291	47
209 Kessler Dr	0.37mi	3/2.0 (+1)	1,184 (+22%)	6mo	$248,900	$210	44
213 S Lambert St	0.73mi	3/1.0 (+1)	1,035 (+7%)	8mo	$400,000	$386	44
1136 Ridgeview Cir	1.27mi	2/2.0	1,080 (+11%)	1mo	$265,000	$245	41
235 Cogdell St	1.19mi	2/1.0	877 (-10%)	10mo	$215,000	$245	40
201 Deputy Larry Miller Dr	0.82mi	2/1.0	1,100 (+13%)	5mo	$109,000	$99	39
2504 Orion Way	1.03mi	3/1.5 (+1)	1,118 (+15%)	1mo	$220,000	$197	32
204 S Crites St	0.62mi	3/1.5 (+1)	1,107 (+14%)	11mo	$210,000	$190	32
2204 Cedarwood Trl	1.31mi	3/2.0 (+1)	1,200 (+24%)	4mo	$229,999	$192	27
2015 Wood Ct	1.27mi	3/2.0 (+1)	1,168 (+20%)	5mo	$249,900	$214	27
214 Stone St	0.89mi	3/1.0 (+1)	1,184 (+22%)	11mo	$184,599	$156	26

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: 9.7%
• Equity multiple: 1.37×
• Total profit: $10,370
• Equity at exit: $14,761

10-year hold

• IRR: 17.3%
• Equity multiple: 2.31×
• Total profit: $36,233
• Equity at exit: $8,560

Cash invested: $27,720 (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: 1110
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $455

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $511	-5% $483	+0% $455	+5% $427	+10% $399
Rent	-10% $348	-5% $402	+0% $455	+5% $508	+10% $561
Rate	-1.0pp $505	-0.5pp $480	base $455	+0.5pp $429	+1.0pp $403

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Spring Ridge Cir Granbury, TX	1.0	1.0	600	$1,138	$1.90	0d	4	0.30mi
900 Elizabeth Blvd Granbury, TX	3.0	1.0	1112	$1,500	$1.35	93d	1	0.48mi
105 W Doyle St Granbury, TX	2.0	1.0	980	$1,675	$1.71	67d	1	0.70mi
1455 Walters Dr Granbury, TX	2.0	1.0	792	$1,000	$1.26	67d	1	0.71mi
1201 W Pearl St Granbury, TX	1.0–3.0	1.0	685	$794	$1.16	32d	1	0.74mi
959 Charterhouse Cir Granbury, TX	1.0	1.0	767	$1,010	$1.32	73d	1	1.02mi
511 N Brazos St Unit D Granbury, TX	2.0	1.5	864	$1,100	$1.27	38d	1	1.16mi
800 Chanel Dr Granbury, TX	1.0–2.0	1.0–2.0	866	$1,590	$1.84	0d	8	1.23mi
1300 Phoenix Ct Granbury, TX	1.0	1.0	750	$800	$1.07	24d	1	1.28mi
1317 Ross Ln Granbury, TX	2.0	1.0	960	$1,450	$1.51	19d	1	1.33mi
1114 Thorpe Springs Rd Granbury, TX	2.0	1.0	920	$1,450	$1.58	9d	1	1.46mi
1220 Crawford Ct Granbury, TX	1.0–2.0	1.0–2.0	968	$1,754	$1.81	1d	13	1.46mi
712 N Keith St Granbury, TX	2.0	1.0	875	$1,400	$1.60	32d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 276 DOM
2. 2026-08-06
   days on market $99,000 Active 274 DOM
3. 2026-08-05
   days on market $99,000 Active 273 DOM
4. 2026-08-04
   days on market $99,000 Active 272 DOM
5. 2026-08-03
   days on market $99,000 Active 271 DOM
6. 2026-07-31
   days on market $99,000 Active 268 DOM
7. 2026-07-30
   days on market $99,000 Active 267 DOM
8. 2026-07-30
   days on market $99,000 Active 266 DOM
9. 2026-07-28
   days on market $99,000 Active 265 DOM
10. 2026-07-26
    pricedays on market $99,000 Active 263 DOM
11. 2026-07-24
    days on market $105,000 Active 261 DOM
12. 2026-07-23
    days on market $105,000 Active 260 DOM
13. 2026-07-22
    days on market $105,000 Active 259 DOM
14. 2026-07-21
    days on market $105,000 Active 258 DOM
15. 2026-07-20
    days on market $105,000 Active 257 DOM
16. 2026-07-18
    days on market $105,000 Active 255 DOM
17. 2026-07-18
    days on market $105,000 Active 254 DOM
18. 2026-07-16
    days on market $105,000 Active 253 DOM
19. 2026-07-15
    days on market $105,000 Active 252 DOM
20. 2026-07-14
    days on market $105,000 Active 251 DOM
21. 2026-07-13
    days on market $105,000 Active 250 DOM
22. 2026-07-13
    days on market $105,000 Active 249 DOM
23. 2026-07-11
    days on market $105,000 Active 248 DOM
24. 2026-07-10
    days on market $105,000 Active 247 DOM
25. 2026-07-09
    days on market $105,000 Active 246 DOM
26. 2026-07-07
    days on market $105,000 Active 244 DOM
27. 2026-07-06
    days on market $105,000 Active 243 DOM
28. 2026-07-06
    days on market $105,000 Active 242 DOM
29. 2026-07-05
    days on market $105,000 Active 241 DOM
30. 2026-07-03
    days on market $105,000 Active 240 DOM
31. 2026-07-02
    days on market $105,000 Active 239 DOM
32. 2026-07-01
    days on market $105,000 Active 238 DOM
33. 2026-06-30
    days on market $105,000 Active 237 DOM
34. 2026-06-29
    days on market $105,000 Active 236 DOM
35. 2026-06-28
    days on market $105,000 Active 235 DOM
36. 2026-06-27
    days on market $105,000 Active 234 DOM
37. 2026-06-26
    days on market $105,000 Active 233 DOM
38. 2026-06-24
    days on market $105,000 Active 231 DOM
39. 2026-06-22
    days on market $105,000 Active 229 DOM
40. 2026-06-21
    days on market $105,000 Active 228 DOM
41. 2026-06-18
    days on market $105,000 Active 225 DOM
42. 2026-06-17
    days on market $105,000 Active 224 DOM
43. 2026-06-16
    days on market $105,000 Active 223 DOM
44. 2026-06-15
    days on market $105,000 Active 222 DOM
45. 2026-06-13
    days on market $105,000 Active 220 DOM
46. 2026-06-09
    days on market $105,000 Active 216 DOM
47. 2026-06-08
    days on market $105,000 Active 215 DOM
48. 2026-06-07
    days on market $105,000 Active 214 DOM
49. 2026-06-04
    days on market $105,000 Active 211 DOM
50. 2026-06-03
    days on market $105,000 Active 210 DOM

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,207/yr (+$101/mo · 199.6%)

ⓘ 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 ≥108°F today · 24 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: $16,187
• − Mortgage interest: −$5,546
• − Property taxes: −$605
• − Insurance: −$495
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,880
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,481/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $48,550–$87,390 screening

This property requires extensive repairs and renovations to bring it up to a livable condition. The roof, exterior siding, interior walls, and HVAC system are in poor condition and need immediate attention. A new roof, exterior siding, and HVAC system would significantly increase its value for both resale and rental.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $80,000–$240,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Water_heater (hvac) — No water heater visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major fencing — The fencing is in poor condition and appears to be rusted.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls have visible damage and peeling paint.
• Major bathroom — The bathroom appears to be in poor condition, with outdated fixtures and a lack of maintenance.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible rust and wear.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair and repainting — A new exterior siding and repainting would improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both HVAC system replacement — A new HVAC system would improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑
• Both interior wall repair and painting — Repairing and repainting the interior walls would improve the home's appearance and increase its value for both resale and rental. ↑
• Both bathroom renovation — A new bathroom with updated fixtures and finishes would significantly improve the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary John And Lynn Brawner El F TX #1,283/4,322 Nat'l #17,525/41,679 Middle Granbury Middle F TX #736/1,662 Nat'l #6,708/14,009 High Granbury H S F TX #652/1,632 Nat'l #6,890/17,239

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

C Composite livability gradescore 66/100

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 · 63,502 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: 13% of renters

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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%

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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%

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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

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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

+250.0% since first listed

7 events — show timeline

• 2026-02-28 Price Changed $105,000 NTREIS
• 2026-01-09 Price Changed $115,000 NTREIS
• 2025-11-05 Listed $125,000 NTREIS
• 2012-06-19 Sold (Public Records) — Public Records
• 2012-04-18 Listing Removed — NTREIS
• 2012-02-22 Listed $30,000 NTREIS
• 1993-04-21 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $605 · +0.8% YoY. Source: county tax records.