517 Killough Rd · Granbury, TX 76049

$136,000

3 bd · 2.0 ba · 1,462 sqft · Other · 11 Days on market

Built 1971 0.98 ac lot $93/sqft · 47% below area Est $258k · 47% under ↓ 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this modern residence built in 2020, perfectly positioned on over 1.3 acres across three lots. This spacious layout spanning nearly 2,000 square feet features three bedrooms with walk-in closets and two bathrooms. The property is a workspace dream, boasting a 30x40 metal shop with electricity and water, plus an additional finished utility shed on a slab. Enjoy the outdoors in a quiet area with partially fenced land. With a reliable HVAC system and functional design, this property offers incredible versatility and value for those seeking space and utility.

Key facts

• 0.98 acre lot
• Built 1971
• Listed 11 days

Property features AI

Finance

• Other: Taxes and detailed financials not included
• Financial info: Listing terms: Cash; Treat As Clear loan type; No second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: No garage; No covered or carport spaces
• Security: No specific security features listed
• Utilities: Co-op electric; Septic system; Outside city limits; Not in a municipal utility district
• Home design: Manufactured home; Residential property; Attached; Built in 1971; One story
• Construction: Year built 1971; No additional construction material, roof, or foundation details provided
• Exterior features: Lot size about 0.984 acres (approximately 0.5 to <1 acre); Property located in Whippoorwill Bay Sec A subdivision; GPS-friendly directions

Interior

• Kitchen: Dishwasher; Kitchen approx. 15 x 15
• Bedrooms: Primary bedroom on level 1, approx. 12 x 12; Bedroom on level 1, approx. 10 x 10; Bedroom on level 1, approx. 11 x 11
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Open floorplan; One level (single-story); Five total rooms; One living area
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $136k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Cap rate 13.6% 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: Nettie Baccus El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 466 students, 81% FRL) — zoned schools average 81% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 703 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $940 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 + 5.2% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

• ARV (median comp): $258,232
• List price: $136,000
• Delta: -30.68%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.92×
• Total profit: $35,025
• Equity at exit: $20,278

10-year hold

• IRR: 31.3%
• Equity multiple: 4.09×
• Total profit: $117,829
• Equity at exit: $11,759

Cash invested: $38,080 (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 76049

• Home prices YoY: -26.8%
• Rents YoY: 5.2%
• Active inventory: 703
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $824

Break-even live

Break-even rent $1,017

Max offer price $136,000

Occupancy floor 55%

Sensitivity live

Price	-10% $901	-5% $862	+0% $824	+5% $785	+10% $747
Rent	-10% $661	-5% $742	+0% $824	+5% $905	+10% $986
Rate	-1.0pp $892	-0.5pp $858	base $824	+0.5pp $788	+1.0pp $753

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Crystal Clear Ct Granbury, TX	3.0	2.0	1772	$2,500	$1.41	45d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   status $136,000 Pending 11 DOM
2. 2026-06-18
   days on market $136,000 Active Option Contract 11 DOM
3. 2026-06-17
   days on market $136,000 Active Option Contract 10 DOM
4. 2026-06-16
   days on market $136,000 Active Option Contract 9 DOM
5. 2026-06-15
   days on market $136,000 Active Option Contract 8 DOM
6. 2026-06-13
   days on market $136,000 Active Option Contract 6 DOM
7. 2026-06-09
   days on market $136,000 Active Option Contract 2 DOM
8. 2026-06-08
   pricestatusdays on marketlisting id $136,000 Active Option Contract 1 DOM
9. 2026-06-03
   days on market $179,000 Active 34 DOM
10. 2026-06-02
    days on market $179,000 Active 33 DOM
11. 2026-06-02
    days on market $179,000 Active 32 DOM
12. 2026-05-31
    days on market $179,000 Active 31 DOM
13. 2026-05-11
    price $179,000 570-char remark
14. 2026-04-30
    listed $189,000 Active 570-char remark
15. 2007-01-24
    soldstatus
16. 1999-10-01
    soldstatus
17. 1994-10-19
    soldstatus
18. 1991-10-15
    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: $403 · $34/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$2,086/yr (+$174/mo · 518.3%)

ⓘ 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 · 23 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: $24,714
• − Mortgage interest: −$7,618
• − Property taxes: −$403
• − Insurance: −$680
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$3,956
• Taxable income: $8,103
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $7,939/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): 31,506
• Household income: $104,967
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 235.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -100.09%
• Current HPI: 273.1293
• Rent YoY: ▲ 5.20%
• 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

-28.0% since first listed

9 events — show timeline

• 2026-06-08 Contingent — NTREIS
• 2026-06-07 Listed $136,000 NTREIS
• 2026-06-03 Listing Removed — NTREIS
• 2026-05-11 Price Changed $179,000 NTREIS
• 2026-04-30 Listed $189,000 NTREIS
• 2007-01-24 Sold (Public Records) — Public Records
• 1999-10-01 Sold (Public Records) — Public Records
• 1994-10-19 Sold (Public Records) — Public Records
• 1991-10-15 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $403 · +10.9% YoY. Source: county tax records.