713 Wright Ct · Granbury, TX 76048

$105,000

2 bd · 1.0 ba · 971 sqft · Land · 225 Days on market

Built 1940 0.34 ac lot $108/sqft · 51% 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 +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 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 225 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $105k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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+, schools D.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $20k (16%) 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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. 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 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?
6. 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?
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: 1.38% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $213,948
• List price: $105,000
• Delta: -50.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.1% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $12,323
• Equity at exit: $15,656

10-year hold

• IRR: 18.4%
• Equity multiple: 2.40×
• Total profit: $41,167
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$551
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $504

Break-even live

Break-even rent $816

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Elizabeth Blvd Granbury, TX	3.0	1.0	1112	$1,500	$1.35	43d	1	0.48mi
105 W Doyle St Granbury, TX	2.0	1.0	980	$1,675	$1.71	17d	1	0.70mi
1455 Walters Dr Granbury, TX	2.0	1.0	792	$1,000	$1.26	17d	1	0.71mi
1201 W Pearl St Granbury, TX	1.0–3.0	1.0	685	$794	$1.16	1d	1	0.74mi
959 Charterhouse Cir Granbury, TX	1.0	1.0	767	$1,010	$1.32	24d	1	1.02mi
800 Chanel Dr Granbury, TX	1.0–2.0	1.0–2.0	1029	$1,948	$1.89	1d	10	1.23mi
1114 Thorpe Springs Rd Granbury, TX	2.0	1.0	920	$1,500	$1.63	7d	1	1.46mi
1220 Crawford Ct Granbury, TX	1.0–2.0	1.0–2.0	968	$1,739	$1.80	1d	12	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 225 DOM
2. 2026-06-17
   days on market $105,000 Active 224 DOM
3. 2026-06-16
   days on market $105,000 Active 223 DOM
4. 2026-06-15
   days on market $105,000 Active 222 DOM
5. 2026-06-13
   days on market $105,000 Active 220 DOM
6. 2026-06-09
   days on market $105,000 Active 216 DOM
7. 2026-06-08
   days on market $105,000 Active 215 DOM
8. 2026-06-07
   days on market $105,000 Active 214 DOM
9. 2026-06-04
   days on market $105,000 Active 211 DOM
10. 2026-06-03
    days on market $105,000 Active 210 DOM
11. 2026-06-02
    days on market $105,000 Active 209 DOM
12. 2026-06-02
    days on market $105,000 Active 208 DOM
13. 2026-05-31
    days on market $105,000 Active 207 DOM
14. 2026-02-28
    price $105,000 380-char remark

    Show marketing remark (380 chars)

    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.

15. 2026-01-09
    price $115,000 380-char remark

    Show marketing remark (380 chars)

    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.

16. 2025-11-05
    listed $125,000 Active 380-char remark

    Show marketing remark (380 chars)

    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.

17. 2012-06-19
    soldstatus
18. 2012-04-18
    historical
19. 2012-02-22
    listed $30,000 Active
20. 1993-04-21
    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: $605 · $50/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$1,317/yr (+$110/mo · 217.8%)

ⓘ 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: $17,448
• − Mortgage interest: −$5,882
• − Property taxes: −$605
• − Insurance: −$525
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,055
• Taxable income: $4,590
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,945/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

+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.