1321 Phoenix Ct · Granbury, TX 76048

$130,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 15 Days on market

Built 2006 1,742 sqft lot Est $168k · 22% under $18/mo HOA · 1% of rent

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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 +9.3/10.0
• 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

Nestled among mature greenery, this inviting 3 bedroom, 2 bath single wide home offers a peaceful setting with a charming bridge leading to the entrance. Inside, you'll find an open-concept floor plan that creates a spacious and welcoming atmosphere, perfect for everyday living and entertaining. The primary suite features a large walk-in closet, providing plenty of storage space. Enjoy all the amenities Comanche Cove has to offer, including a community park, swimming pool, and boat ramp for easy lake access. This property combines comfort, convenience, and a beautiful natural setting in one of Granbury's popular lake communities. With its functional layout and inviting outdoor surroundings,

Key facts

• Easy lake access
• Community park
• Swimming pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE WALK-IN CLOSET
• COMMUNITY PARK
• SWIMMING POOL
• BOAT RAMP
• EASY LAKE ACCESS

Property features AI

Finance

• Other: MLS status: Active; Possession at closing/funding; Exclusions: all items owned by tenant
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association; Annual association fee of $210; Association fees include full use of facilities

Exterior

• Parking: Detached carport; 2 covered parking spaces; 2 carport spaces
• Utilities: Aerobic septic; Co-op water; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2006
• Exterior features: Less than 0.5-acre lot; Subdivision: Comanche Cove Sub Sec C

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Double vanity; One living area; One dining area; Room count: 4

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: John And Lynn Brawner El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 798 students, 70% FRL) — zoned schools average 70% FRL vs 43% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 929 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $899 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.43% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $167,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1418 Corona Dr	0.18mi	3/2.0	1,364 (+7%)	11mo	$180,000	$132	72
2604 Dove Trl	0.32mi	3/2.0	1,216 (-5%)	15mo	$159,900	$131	64
2518 Quail Run Trl	0.32mi	3/2.0	1,216 (-5%)	17mo	$99,000	$81	63
1315 Woodmere Trl	0.06mi	3/2.0	1,456 (+14%)	22mo	$145,000	$100	56
915 Pecos River Dr	0.67mi	3/2.0	1,344 (+5%)	14mo	$199,000	$148	49
2217 Cedarwood Trl	0.27mi	3/2.0	1,456 (+14%)	23mo	$188,000	$129	45
908 Devils River Dr	0.70mi	3/2.0	1,344 (+5%)	18mo	$194,900	$145	44

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: 9.5%
• Equity multiple: 1.36×
• Total profit: $13,264
• Equity at exit: $19,383

10-year hold

• IRR: 17.0%
• Equity multiple: 2.28×
• Total profit: $46,524
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$682
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$54
• HOA: −$18
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $593

Break-even live

Break-even rent $1,103

Max offer price $130,000

Occupancy floor 63%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Creekview Dr Granbury, TX	3.0	2.0	1294	$1,850	$1.43	24d	1	0.18mi
2224 Hercules Dr Granbury, TX	3.0	2.0	1703	$2,000	$1.17	24d	1	0.24mi
2502 Coyote Trl Granbury, TX	2.0	2.0	900	$1,400	$1.56	43d	1	0.29mi
2509 Elk Trl Granbury, TX	3.0	2.0	1425	$1,695	$1.19	43d	1	0.39mi
606 Heritage Trl Granbury, TX	3.0	2.0	1415	$1,875	$1.33	43d	1	0.59mi
919 Arkansas River Dr Granbury, TX	3.0	2.0	1200	$1,775	$1.48	12d	1	0.76mi
408 Heritage Trl Granbury, TX	3.0	2.0	1635	$1,890	$1.16	21d	1	0.78mi
3505 Brazos River Dr Granbury, TX	3.0	2.0	1337	$1,900	$1.42	43d	1	0.83mi
1414 Lauren Ln Granbury, TX	3.0	2.0	1500	$2,100	$1.40	24d	1	1.18mi
1113 Gifford Dr Granbury, TX	3.0	2.0	1248	$1,749	$1.40	24d	1	1.39mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 15 DOM
2. 2026-06-17
   days on market $130,000 Active 14 DOM
3. 2026-06-16
   days on market $130,000 Active 13 DOM
4. 2026-06-15
   days on market $130,000 Active 12 DOM
5. 2026-06-13
   days on market $130,000 Active 10 DOM
6. 2026-06-09
   days on market $130,000 Active 6 DOM
7. 2026-06-08
   pricedays on market $130,000 Active 5 DOM
8. 2026-06-07
   days on market $150,000 Active 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $150,000 Active 1 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: $1,411 · $118/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$968/yr (+$81/mo · 68.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $22,252
• − Mortgage interest: −$7,282
• − Property taxes: −$1,411
• − Insurance: −$650
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$216
• − Depreciation: −$3,782
• Taxable income: $5,351
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $5,837/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

2 events — show timeline

• 2026-06-03 Listed $150,000 NTREIS
• 2004-12-29 Sold (Public Records) — Public Records

Property tax history

+25.5%/yr

Latest (2025): $1,411 · -0.4% YoY. Source: county tax records.