342 Azalea Trl · Pecan Plantation, TX 76048

$206,990

4 bd · 2.5 ba · 1,802 sqft · Land · 202 Days on market

Built 2025 6,970 sqft lot $115/sqft · 10% below area Est $230k · 10% under $67/mo HOA · 3% of rent ↓ 14% since listing

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +12.1/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21123191 - Built by NHC - Ready Now! ~ The Redwood Plan (Model 1802 B1 - Redwood) from our Freedom Series delivers spacious comfort and smart design, ideal for modern living. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a 1-car garage, and 1,802 square feet of thoughtfully crafted living space. As you step inside, you’ll pass a versatile flex room, perfect for a home office or playroom, and a conveniently located half bathroom. The hallway opens to a bright and airy living area where the kitchen, complete with an island, overlooks the dining area and family room, creating the perfect backdrop for entertaining. The stairs, located in the family room, lead to the upper level. Here, you’ll find the private primary suite, complete with a bathroom and walk-in closet. Three additional bedrooms, a full bathroom, and the conveniently located laundry room complete this level, ensuring functionality for your daily routines. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money!

Key facts

• Bright living area
• Walk-in closet
• Kitchen with island

Tags

• BRIGHT LIVING AREA
• KITCHEN WITH ISLAND
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $207k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.3% in Pecan Plantation — 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 70/100 on livability (#362 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute 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: Mambrino School (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 886 students, 53% 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).
• Market conditions: Rents rising (+1.1%/yr); 930 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 38% 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 $6k 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.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $182,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 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. 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: 1.07% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $230,346
• List price: $206,990
• Delta: -10.14%
• 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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-21,955
• Equity at exit: $30,863

10-year hold

• IRR: -4.3%
• Equity multiple: 0.74×
• Total profit: $-15,014
• Equity at exit: $17,897

Cash invested: $57,957 (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: 930
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,085
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$67
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $246

Break-even live

Break-even rent $1,896

Max offer price $206,990

Occupancy floor 84%

Sensitivity live

Price	-10% $389	-5% $317	+0% $246	+5% $174	+10% $103
Rent	-10% $71	-5% $159	+0% $246	+5% $333	+10% $420
Rate	-1.0pp $350	-0.5pp $298	base $246	+0.5pp $192	+1.0pp $138

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: $51,748
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Azalea Trl Granbury, TX	4.0	2.0	1510	$2,000	$1.32	45d	1	0.02mi
150 Bluebonnet Way Granbury, TX	4.0	2.5	2203	$2,095	$0.95	6d	1	0.04mi
383 Azalea Trl Granbury, TX	5.0	3.0	2600	$2,300	$0.88	26d	1	0.10mi
3802 Juniper Ct Granbury, TX	3.0	2.0	1700	$1,900	$1.12	45d	1	0.44mi
6505 Christa Ct Granbury, TX	3.0	2.0	1368	$2,700	$1.97	45d	1	1.43mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 38 events

1. 2026-06-21
   days on market $206,990 Active 202 DOM
2. 2026-06-18
   days on market $206,990 Active 199 DOM
3. 2026-06-17
   days on market $206,990 Active 198 DOM
4. 2026-06-16
   days on market $206,990 Active 197 DOM
5. 2026-06-15
   days on market $206,990 Active 196 DOM
6. 2026-06-13
   days on market $206,990 Active 194 DOM
7. 2026-06-09
   days on market $206,990 Active 190 DOM
8. 2026-06-08
   days on market $206,990 Active 189 DOM
9. 2026-06-07
   days on market $206,990 Active 188 DOM
10. 2026-06-04
    days on market $206,990 Active 185 DOM
11. 2026-06-03
    days on market $206,990 Active 184 DOM
12. 2026-06-02
    days on market $206,990 Active 183 DOM
13. 2026-06-02
    days on market $206,990 Active 182 DOM
14. 2026-05-31
    days on market $206,990 Active 181 DOM
15. 2026-05-14
    price $214,990 1083-char remark

    Show marketing remark (23 chars)

    Model 1802 B1 - Redwood

16. 2026-05-14
    price $214,990 23-char remark

    Show marketing remark (23 chars)

    Model 1802 B1 - Redwood

17. 2026-04-13
    price $216,990 1083-char remark

    Show marketing remark (1083 chars)

    MLS# 21123191 - Built by NHC - Ready Now! ~ The Redwood Plan (Model 1802 B1 - Redwood) from our Freedom Series delivers spacious comfort and smart design, ideal for modern living. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a 1-car garage, and 1,802 square feet of thoughtfully crafted living space. As you step inside, you’ll pass a versatile flex room, perfect for a home office or playroom, and a conveniently located half bathroom. The hallway opens to a bright and airy living area where the kitchen, complete with an island, overlooks the dining area and family room, creating the perfect backdrop for entertaining. The stairs, located in the family room, lead to the upper level. Here, you’ll find the private primary suite, complete with a bathroom and walk-in closet. Three additional bedrooms, a full bathroom, and the conveniently located laundry room complete this level, ensuring functionality for your daily routines. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money!

18. 2026-04-11
    price $216,990 23-char remark

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    Model 1802 B1 - Redwood

19. 2026-04-03
    price $219,990 1083-char remark

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    Model 1802 B1 - Redwood

20. 2026-04-03
    price $219,990 23-char remark

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    Model 1802 B1 - Redwood

21. 2026-03-25
    price $224,990 1083-char remark

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    Model 1802 B1 - Redwood

22. 2026-03-25
    price $224,990 23-char remark

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    Model 1802 B1 - Redwood

23. 2026-03-11
    price $229,990 1083-char remark

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    Model 1802 B1 - Redwood

24. 2026-03-11
    price $229,990 23-char remark

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    Model 1802 B1 - Redwood

25. 2026-03-06
    price $239,990 1083-char remark

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    Model 1802 B1 - Redwood

26. 2026-03-06
    price $239,990 23-char remark

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    Model 1802 B1 - Redwood

27. 2026-03-04
    price $245,990 1083-char remark

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    Model 1802 B1 - Redwood

28. 2026-03-04
    price $245,990 23-char remark

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    Model 1802 B1 - Redwood

29. 2026-02-27
    price $244,990 1083-char remark

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    Model 1802 B1 - Redwood

30. 2026-02-27
    price $244,990 23-char remark

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    Model 1802 B1 - Redwood

31. 2026-02-06
    price $245,990 1083-char remark

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    Model 1802 B1 - Redwood

32. 2026-02-06
    price $245,990 23-char remark

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    Model 1802 B1 - Redwood

33. 2026-01-26
    price $247,990 1083-char remark

    Show marketing remark (1083 chars)

    MLS# 21123191 - Built by NHC - Ready Now! ~ The Redwood Plan (Model 1802 B1 - Redwood) from our Freedom Series delivers spacious comfort and smart design, ideal for modern living. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a 1-car garage, and 1,802 square feet of thoughtfully crafted living space. As you step inside, you’ll pass a versatile flex room, perfect for a home office or playroom, and a conveniently located half bathroom. The hallway opens to a bright and airy living area where the kitchen, complete with an island, overlooks the dining area and family room, creating the perfect backdrop for entertaining. The stairs, located in the family room, lead to the upper level. Here, you’ll find the private primary suite, complete with a bathroom and walk-in closet. Three additional bedrooms, a full bathroom, and the conveniently located laundry room complete this level, ensuring functionality for your daily routines. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money!

34. 2026-01-24
    price $247,990 23-char remark

    Show marketing remark (23 chars)

    Model 1802 B1 - Redwood

35. 2026-01-15
    price $249,990 1083-char remark

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    Model 1802 B1 - Redwood

36. 2026-01-15
    price $249,990 23-char remark

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    Model 1802 B1 - Redwood

37. 2025-12-02
    listed $251,100 Active 23-char remark

    Show marketing remark (23 chars)

    Model 1802 B1 - Redwood

38. 2025-12-01
    listed $251,100 Active 1083-char remark

    Show marketing remark (1083 chars)

    MLS# 21123191 - Built by NHC - Ready Now! ~ The Redwood Plan (Model 1802 B1 - Redwood) from our Freedom Series delivers spacious comfort and smart design, ideal for modern living. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a 1-car garage, and 1,802 square feet of thoughtfully crafted living space. As you step inside, you’ll pass a versatile flex room, perfect for a home office or playroom, and a conveniently located half bathroom. The hallway opens to a bright and airy living area where the kitchen, complete with an island, overlooks the dining area and family room, creating the perfect backdrop for entertaining. The stairs, located in the family room, lead to the upper level. Here, you’ll find the private primary suite, complete with a bathroom and walk-in closet. Three additional bedrooms, a full bathroom, and the conveniently located laundry room complete this level, ensuring functionality for your daily routines. Known for providing the lowest price and price per square foot, National Homecorp is here to help you get more home for your money!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,479
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$804
• − Depreciation: −$6,022
• Taxable loss: −$318
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $3,025/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 — Pecan Plantation

• Score: 70/100
• State rank: #362
• US rank: #7773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-14.4% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $214,990 NTREIS
• 2026-05-14 Price Changed $214,990 Zillow
• 2026-04-13 Price Changed $216,990 NTREIS
• 2026-04-11 Price Changed $216,990 Zillow
• 2026-04-03 Price Changed $219,990 NTREIS
• 2026-04-03 Price Changed $219,990 Zillow
• 2026-03-25 Price Changed $224,990 NTREIS
• 2026-03-25 Price Changed $224,990 Zillow
• 2026-03-11 Price Changed $229,990 NTREIS
• 2026-03-11 Price Changed $229,990 Zillow
• 2026-03-06 Price Changed $239,990 NTREIS
• 2026-03-06 Price Changed $239,990 Zillow
• 2026-03-04 Price Changed $245,990 NTREIS
• 2026-03-04 Price Changed $245,990 Zillow
• 2026-02-27 Price Changed $244,990 NTREIS
• 2026-02-27 Price Changed $244,990 Zillow
• 2026-02-06 Price Changed $245,990 NTREIS
• 2026-02-06 Price Changed $245,990 Zillow
• 2026-01-26 Price Changed $247,990 NTREIS
• 2026-01-24 Price Changed $247,990 Zillow
• 2026-01-15 Price Changed $249,990 NTREIS
• 2026-01-15 Price Changed $249,990 Zillow
• 2025-12-02 Listed $251,100 Zillow
• 2025-12-01 Listed $251,100 NTREIS

Property tax history

+57.1%/yr

Latest (2025): $230 · +34.5% YoY. Source: county tax records.