707 Sun Ct · Stockton Bend, TX 76049

$144,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 49 Days on market

Built 2022 0.35 ac lot $119/sqft · 43% below area Est $254k · 43% under $21/mo HOA · 1% of rent ↓ 25% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home qualifies for a limited-time lender-paid 2-1 buydown— reduced monthly payments for the first 2 years at no cost to the buyer or seller. Welcome to 707 Sun Court— a charming home nestled in a desirable waterfront community on Lake Granbury, situated on two spacious lots with a convenient storage building for all your extras. Inside, you’ll find a warm and inviting layout featuring stainless steel appliances, a kitchen island with breakfast bar, and a classic farmhouse sink—perfect for both everyday living and entertaining. The primary suite offers a relaxing retreat with an ensuite bath complete with dual sinks, a garden tub, separate shower, and a walk-in closet. This friendly neighborhood is rich in amenities, including a private boat ramp and fishing pier on Lake Granbury, a community swimming pool, playground, and even a volunteer fire department for added peace of mind. Located just minutes from the vibrant Granbury Square, you’ll enjoy easy access to dining, bars, live music, wineries, boutique shopping, and the scenic hike and bike trail. Whether you’re looking for a full-time residence or a weekend getaway, this property offers comfort, convenience, and a true lakeside lifestyle.

Key facts

• Two spacious lots
• Fishing pier
• Storage building

Tags

• TWO SPACIOUS LOTS
• STORAGE BUILDING
• KITCHEN ISLAND
• FARMHOUSE SINK
• PRIVATE BOAT RAMP
• FISHING PIER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.2% in Stockton Bend — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+5.2%/yr); 690 active listings in the ZIP; 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $254,368
• List price: $144,900
• Delta: -43.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Jupiter Ave	0.07mi	3/2.0	1,264 (+4%)	22mo	$185,000	$146	71
711 Jupiter Ave	0.08mi	3/2.0	1,264 (+4%)	22mo	$185,000	$146	71
512 S Sky Ct	0.40mi	3/2.0	1,369 (+13%)	22mo	$185,000	$135	42

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $13,127
• Equity at exit: $21,605

10-year hold

• IRR: 19.1%
• Equity multiple: 2.76×
• Total profit: $71,509
• Equity at exit: $12,528

Cash invested: $40,572 (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: 690
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$60
• HOA: −$21
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $507

Break-even live

Break-even rent $1,253

Max offer price $144,900

Occupancy floor 68%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: waterpool

Listing history 19 events

1. 2026-05-19
   historical Active Option Contract 1260-char remark

   Show marketing remark (1260 chars)

   This home qualifies for a limited-time lender-paid 2-1 buydown— reduced monthly payments for the first 2 years at no cost to the buyer or seller. Welcome to 707 Sun Court— a charming home nestled in a desirable waterfront community on Lake Granbury, situated on two spacious lots with a convenient storage building for all your extras. Inside, you’ll find a warm and inviting layout featuring stainless steel appliances, a kitchen island with breakfast bar, and a classic farmhouse sink—perfect for both everyday living and entertaining. The primary suite offers a relaxing retreat with an ensuite bath complete with dual sinks, a garden tub, separate shower, and a walk-in closet. This friendly neighborhood is rich in amenities, including a private boat ramp and fishing pier on Lake Granbury, a community swimming pool, playground, and even a volunteer fire department for added peace of mind. Located just minutes from the vibrant Granbury Square, you’ll enjoy easy access to dining, bars, live music, wineries, boutique shopping, and the scenic hike and bike trail. Whether you’re looking for a full-time residence or a weekend getaway, this property offers comfort, convenience, and a true lakeside lifestyle.

2. 2026-05-04
   price $144,900 1260-char remark

   Show marketing remark (1260 chars)

   This home qualifies for a limited-time lender-paid 2-1 buydown— reduced monthly payments for the first 2 years at no cost to the buyer or seller. Welcome to 707 Sun Court— a charming home nestled in a desirable waterfront community on Lake Granbury, situated on two spacious lots with a convenient storage building for all your extras. Inside, you’ll find a warm and inviting layout featuring stainless steel appliances, a kitchen island with breakfast bar, and a classic farmhouse sink—perfect for both everyday living and entertaining. The primary suite offers a relaxing retreat with an ensuite bath complete with dual sinks, a garden tub, separate shower, and a walk-in closet. This friendly neighborhood is rich in amenities, including a private boat ramp and fishing pier on Lake Granbury, a community swimming pool, playground, and even a volunteer fire department for added peace of mind. Located just minutes from the vibrant Granbury Square, you’ll enjoy easy access to dining, bars, live music, wineries, boutique shopping, and the scenic hike and bike trail. Whether you’re looking for a full-time residence or a weekend getaway, this property offers comfort, convenience, and a true lakeside lifestyle.

3. 2026-04-07
   listed $149,900 Active 1260-char remark

   Show marketing remark (1260 chars)

   This home qualifies for a limited-time lender-paid 2-1 buydown— reduced monthly payments for the first 2 years at no cost to the buyer or seller. Welcome to 707 Sun Court— a charming home nestled in a desirable waterfront community on Lake Granbury, situated on two spacious lots with a convenient storage building for all your extras. Inside, you’ll find a warm and inviting layout featuring stainless steel appliances, a kitchen island with breakfast bar, and a classic farmhouse sink—perfect for both everyday living and entertaining. The primary suite offers a relaxing retreat with an ensuite bath complete with dual sinks, a garden tub, separate shower, and a walk-in closet. This friendly neighborhood is rich in amenities, including a private boat ramp and fishing pier on Lake Granbury, a community swimming pool, playground, and even a volunteer fire department for added peace of mind. Located just minutes from the vibrant Granbury Square, you’ll enjoy easy access to dining, bars, live music, wineries, boutique shopping, and the scenic hike and bike trail. Whether you’re looking for a full-time residence or a weekend getaway, this property offers comfort, convenience, and a true lakeside lifestyle.

4. 2025-08-25
   soldstatus Closed 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

5. 2025-08-24
   status Pending 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

6. 2025-08-12
   historical Active Option Contract 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

7. 2025-07-22
   price $149,000 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

8. 2025-06-05
   price $159,999 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

9. 2025-05-05
   listed $164,000 Active 246-char remark

   Show marketing remark (246 chars)

   This spacious and comfortable manufactured home is like new. Property features an oversized lot which is perfect for your family to entertain. Enjoy all the HOA has to offer plus close proximity to the lake. Come by and see this gem for yourself.

10. 2023-09-30
    historical $1,400
11. 2023-09-16
    price $1,400
12. 2023-08-03
    price $1,600
13. 2023-07-12
    listed $1,700
14. 2023-07-04
    historical
15. 2023-05-06
    listed $192,000 Active
16. 2016-02-25
    soldstatus
17. 2011-07-20
    soldstatus
18. 2004-12-20
    soldstatus
19. 1985-07-02
    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: $1,785 · $149/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$867/yr (+$72/mo · 48.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 23% 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: $22,741
• − Mortgage interest: −$8,117
• − Property taxes: −$1,785
• − Insurance: −$724
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$252
• − Depreciation: −$4,215
• Taxable income: $4,009
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $5,123/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 — Stockton Bend

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Hood County · 58,506 people
• 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

-24.5% since first listed

19 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-04 Price Changed $144,900 NTREIS
• 2026-04-07 Listed $149,900 NTREIS
• 2025-08-25 Sold (MLS) — NTREIS
• 2025-08-24 Pending — NTREIS
• 2025-08-12 Contingent — NTREIS
• 2025-07-22 Price Changed $149,000 NTREIS
• 2025-06-05 Price Changed $159,999 NTREIS
• 2025-05-05 Listed $164,000 NTREIS
• 2023-09-30 Rental Removed $1,400 APPFOLIO
• 2023-09-16 Price Changed $1,400 APPFOLIO
• 2023-08-03 Price Changed $1,600 APPFOLIO
• 2023-07-12 Listed for Rent $1,700 APPFOLIO
• 2023-07-04 Listing Removed — NTREIS
• 2023-05-06 Listed $192,000 NTREIS
• 2016-02-25 Sold (Public Records) — Public Records
• 2011-07-20 Sold (Public Records) — Public Records
• 2004-12-20 Sold (Public Records) — Public Records
• 1985-07-02 Sold (Public Records) — Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,785 · -4.7% YoY. Source: county tax records.