2225 Woodview Trl · Granbury, TX 76048

$169,000

3 bd · 2.0 ba · 924 sqft · Other · 62 Days on market

Built 2025 1,742 sqft lot $9/mo HOA · 1% of rent

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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 MLS

Brand new 3-bedroom, 2-bathroom Cavco home located on a double lot in Comanche Cove, Granbury. Home is set on an engineered concrete foundation designed for long-term durability. Features an open-concept floor plan with modern finishes throughout. Property is eligible for FHA and VA financing. Conveniently situated just minutes from Lake Granbury with access to community amenities.

Key facts

• 1,742 sq ft lot
• Built 2025
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+, 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; 2 comparable units currently listed for rent nearby; 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 $5k 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 62 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.00% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,506
• Equity at exit: $25,198

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $6,087
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$70
• HOA: −$9
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $332

Break-even live

Break-even rent $1,272

Max offer price $169,000

Occupancy floor 75%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2502 Coyote Trl Granbury, TX	2.0	2.0	900	$1,400	$1.56	43d	1	0.23mi
1455 Walters Dr Granbury, TX	2.0	1.0	792	$1,000	$1.26	17d	1	1.27mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 26 events

1. 2026-06-18
   days on market $169,000 Active 62 DOM
2. 2026-06-17
   days on market $169,000 Active 61 DOM
3. 2026-06-16
   days on market $169,000 Active 60 DOM
4. 2026-06-15
   days on market $169,000 Active 59 DOM
5. 2026-06-13
   days on market $169,000 Active 57 DOM
6. 2026-06-09
   days on market $169,000 Active 53 DOM
7. 2026-06-08
   days on market $169,000 Active 52 DOM
8. 2026-06-07
   days on market $169,000 Active 51 DOM
9. 2026-06-04
   days on market $169,000 Active 48 DOM
10. 2026-06-03
    days on market $169,000 Active 47 DOM
11. 2026-06-02
    pricedays on market $169,000 Active 46 DOM
12. 2026-06-02
    days on market $189,000 Active 45 DOM
13. 2026-05-31
    days on market $189,000 Active 44 DOM
14. 2026-04-11
    listed $189,000 Active 384-char remark

    Show marketing remark (384 chars)

    Brand new 3-bedroom, 2-bathroom Cavco home located on a double lot in Comanche Cove, Granbury. Home is set on an engineered concrete foundation designed for long-term durability. Features an open-concept floor plan with modern finishes throughout. Property is eligible for FHA and VA financing. Conveniently situated just minutes from Lake Granbury with access to community amenities.

15. 2026-02-28
    historical
16. 2026-01-03
    price $159,900
17. 2025-09-30
    price $169,000
18. 2025-08-28
    listed $189,000 Active
19. 2025-04-17
    soldstatus Closed
20. 2025-04-17
    soldstatus
21. 2025-04-09
    status Pending
22. 2025-03-20
    price $36,500
23. 2025-03-03
    price $38,500
24. 2025-01-31
    price $40,500
25. 2024-08-13
    listed $42,500 Active
26. 1988-03-14
    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: $472 · $39/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$2,621/yr (+$218/mo · 555.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 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: $20,305
• − Mortgage interest: −$9,467
• − Property taxes: −$472
• − Insurance: −$845
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$108
• − Depreciation: −$4,916
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,681/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

+344.7% since first listed

13 events — show timeline

• 2026-04-11 Listed $189,000 NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2026-01-03 Price Changed $159,900 NTREIS
• 2025-09-30 Price Changed $169,000 NTREIS
• 2025-08-28 Listed $189,000 NTREIS
• 2025-04-17 Sold (Public Records) — Public Records
• 2025-04-17 Sold (MLS) — NTREIS
• 2025-04-09 Pending — NTREIS
• 2025-03-20 Price Changed $36,500 NTREIS
• 2025-03-03 Price Changed $38,500 NTREIS
• 2025-01-31 Price Changed $40,500 NTREIS
• 2024-08-13 Listed $42,500 NTREIS
• 1988-03-14 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $472 · +0.8% YoY. Source: county tax records.