3502 Brazos River Dr · Granbury, TX 76048

$125,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 84 Days on market

Built 2003 0.34 ac lot $118/sqft · 21% below area Est $158k · 21% under $26/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming, Move-In Ready Home in Comanche Cove — Perfect for Investors, First-Time Buyers, or Retirees! Welcome to this inviting 3-bed, 2-bath home situated on THREE lots in Comanche Cove. Move-in ready and thoughtfully maintained, this property offers convenience, comfort, and lifestyle perks that appeal to a wide range of buyers. You’ll love the prime location, just minutes from Lake Granbury, shopping, schools, and medical care, making daily errands and weekend adventures easy and stress-free. Community Amenities & HOA Highlights: This property is part of the Comanche Cove Owners Association, a well-established lakeside neighborhood with a focus on family-friendly living and scenic surroundings. The association consists of a variety of amenities including a community center, swimming pool, parks, soccer field, and access to approximately 1.3 acres on beautiful Lake Granbury with a boat ramp, picnic area, and fishing ledge — perfect for outdoor fun and relaxation. Whether you’re looking for your next investment property, a first home, or a peaceful place to retire, this home and community offer something for everyone. Don’t miss your chance to make it yours!

Key facts

• Three lots
• Community center
• Soccer field

Tags

• THREE LOTS
• COMMUNITY CENTER
• SWIMMING POOL
• PARKS
• SOCCER FIELD
• ACCESS TO LAKE GRANBURY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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: 1.51% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $158,265
• List price: $125,000
• Delta: -21.02%
• 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: 13.5%
• Equity multiple: 1.53×
• Total profit: $18,416
• Equity at exit: $18,638

10-year hold

• IRR: 20.9%
• Equity multiple: 2.61×
• Total profit: $56,420
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$656
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$52
• HOA: −$26
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $663

Break-even live

Break-even rent $1,049

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 Brazos River Dr Granbury, TX	3.0	2.0	1337	$1,900	$1.42	43d	1	0.03mi
919 Arkansas River Dr Granbury, TX	3.0	2.0	1200	$1,775	$1.48	12d	1	0.22mi
606 Heritage Trl Granbury, TX	3.0	2.0	1415	$1,875	$1.33	43d	1	0.52mi
2509 Elk Trl Granbury, TX	3.0	2.0	1425	$1,695	$1.19	43d	1	0.84mi
2502 Coyote Trl Granbury, TX	2.0	2.0	900	$1,400	$1.56	43d	1	0.91mi
2314 Creekview Dr Granbury, TX	3.0	2.0	1294	$1,850	$1.43	24d	1	0.97mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-07
   status Pending 1221-char remark

   Show marketing remark (1221 chars)

   Charming, Move-In Ready Home in Comanche Cove — Perfect for Investors, First-Time Buyers, or Retirees! Welcome to this inviting 3-bed, 2-bath home situated on THREE lots in Comanche Cove. Move-in ready and thoughtfully maintained, this property offers convenience, comfort, and lifestyle perks that appeal to a wide range of buyers. You’ll love the prime location, just minutes from Lake Granbury, shopping, schools, and medical care, making daily errands and weekend adventures easy and stress-free. Community Amenities & HOA Highlights: This property is part of the Comanche Cove Owners Association, a well-established lakeside neighborhood with a focus on family-friendly living and scenic surroundings. The association consists of a variety of amenities including a community center, swimming pool, parks, soccer field, and access to approximately 1.3 acres on beautiful Lake Granbury with a boat ramp, picnic area, and fishing ledge — perfect for outdoor fun and relaxation. Whether you’re looking for your next investment property, a first home, or a peaceful place to retire, this home and community offer something for everyone. Don’t miss your chance to make it yours!

2. 2026-03-18
   price $125,000 1221-char remark

   Show marketing remark (1221 chars)

   Charming, Move-In Ready Home in Comanche Cove — Perfect for Investors, First-Time Buyers, or Retirees! Welcome to this inviting 3-bed, 2-bath home situated on THREE lots in Comanche Cove. Move-in ready and thoughtfully maintained, this property offers convenience, comfort, and lifestyle perks that appeal to a wide range of buyers. You’ll love the prime location, just minutes from Lake Granbury, shopping, schools, and medical care, making daily errands and weekend adventures easy and stress-free. Community Amenities & HOA Highlights: This property is part of the Comanche Cove Owners Association, a well-established lakeside neighborhood with a focus on family-friendly living and scenic surroundings. The association consists of a variety of amenities including a community center, swimming pool, parks, soccer field, and access to approximately 1.3 acres on beautiful Lake Granbury with a boat ramp, picnic area, and fishing ledge — perfect for outdoor fun and relaxation. Whether you’re looking for your next investment property, a first home, or a peaceful place to retire, this home and community offer something for everyone. Don’t miss your chance to make it yours!

3. 2026-02-11
   listed $130,000 Active 1221-char remark

   Show marketing remark (1221 chars)

   Charming, Move-In Ready Home in Comanche Cove — Perfect for Investors, First-Time Buyers, or Retirees! Welcome to this inviting 3-bed, 2-bath home situated on THREE lots in Comanche Cove. Move-in ready and thoughtfully maintained, this property offers convenience, comfort, and lifestyle perks that appeal to a wide range of buyers. You’ll love the prime location, just minutes from Lake Granbury, shopping, schools, and medical care, making daily errands and weekend adventures easy and stress-free. Community Amenities & HOA Highlights: This property is part of the Comanche Cove Owners Association, a well-established lakeside neighborhood with a focus on family-friendly living and scenic surroundings. The association consists of a variety of amenities including a community center, swimming pool, parks, soccer field, and access to approximately 1.3 acres on beautiful Lake Granbury with a boat ramp, picnic area, and fishing ledge — perfect for outdoor fun and relaxation. Whether you’re looking for your next investment property, a first home, or a peaceful place to retire, this home and community offer something for everyone. Don’t miss your chance to make it yours!

4. 2018-03-01
   soldstatus Sold 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

5. 2018-02-23
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

6. 2018-02-23
   status Active 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

7. 2018-01-30
   historical Active Contingent 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

8. 2018-01-30
   historical 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

9. 2017-12-22
   status Active 352-char remark

   Show marketing remark (352 chars)

   Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

10. 2017-10-29
    historical 352-char remark

    Show marketing remark (352 chars)

    Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

11. 2017-10-29
    price $72,000 352-char remark

    Show marketing remark (352 chars)

    Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

12. 2017-09-19
    listed $65,000 Active 352-char remark

    Show marketing remark (352 chars)

    Great Home for investors, first time buyers, or retirees! Three bedroom, two bath, on 3 lots!!! Home is move in ready! Home warranty in place! Washer, Dryer , Microwave, and Refrigerator stay. Very convenient location. Close to Lake Granbury, shopping , schools, and hospital. Amenities include community pool, park, and playground , and boat launch .

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,142/yr (+$95/mo · 99.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 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: $22,659
• − Mortgage interest: −$7,002
• − Property taxes: −$1,145
• − Insurance: −$625
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$312
• − Depreciation: −$3,636
• Taxable income: $6,313
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $6,437/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

+92.3% since first listed

12 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-03-18 Price Changed $125,000 NTREIS
• 2026-02-11 Listed $130,000 NTREIS
• 2018-03-01 Sold (MLS) — NTREIS
• 2018-02-23 Pending — NTREIS
• 2018-02-23 Relisted — NTREIS
• 2018-01-30 Contingent — NTREIS
• 2018-01-30 Listing Removed — NTREIS
• 2017-12-22 Relisted — NTREIS
• 2017-10-29 Price Changed $72,000 NTREIS
• 2017-10-29 Listing Removed — NTREIS
• 2017-09-19 Listed $65,000 NTREIS

Property tax history

+4.4%/yr

Latest (2025): $1,145 · -0.8% YoY. Source: county tax records.