3004 Saunter Ln · Granbury, TX 76049

$330,000

3 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 233 Days on market

Built 2008 9,888 sqft lot $165/sqft · 6% below area Est $352k · 6% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +10.3/15.0
• Cash flow +9.0/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

Key facts

• Custom cabinets
• Granite countertops
• Open kitchen

Tags

• AUSTIN STONE FIREPLACE
• OPEN KITCHEN
• BREAKFAST BAR
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.3% below list).
• Recommended offer: $246k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 fast (+5.2%/yr); 703 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $10k 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 233 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $80k (19%) 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,396 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (median comp): $351,581
• List price: $330,000
• Delta: -6.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3002 Saunter Ln	0.02mi	3/2.0	1,874 (-6%)	10mo	$389,900	$208	80
821 Wandering Ct	0.10mi	4/2.0 (+1)	2,020 (+1%)	12mo	$366,500	$181	79
3309 Promenade Ct	0.24mi	4/2.0 (+1)	2,019 (+1%)	9mo	$419,000	$208	75
3127 Meandering Way	0.22mi	4/2.0 (+1)	1,890 (-6%)	2mo	$375,000	$198	74
815 Wandering Ct	0.08mi	4/2.0 (+1)	2,184 (+9%)	4mo	$365,000	$167	73
3018 Stroll Dr	0.16mi	3/2.0	1,784 (-11%)	2mo	$310,000	$174	72
3018 Promenade Dr	0.07mi	4/2.0 (+1)	1,878 (-6%)	11mo	$349,500	$186	72
2700 Random Ct	0.20mi	3/2.0	1,763 (-12%)	0mo	$375,000	$213	71
3306 Promenade Ct	0.21mi	4/2.0 (+1)	1,776 (-11%)	2mo	$373,900	$211	65
2309 E Emerald Bend Ct	0.33mi	3/2.0	1,711 (-14%)	11mo	$489,000	$286	52
2116 Darby Dan Ct	0.75mi	3/2.0	2,181 (+9%)	1mo	$469,500	$215	49
2118 Darby Dan Ct	0.72mi	3/2.0	2,246 (+12%)	9mo	$724,999	$323	38

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: -19.6%
• Equity multiple: 0.30×
• Total profit: $-64,468
• Equity at exit: $49,204

10-year hold

• IRR: -8.5%
• Equity multiple: 0.42×
• Total profit: $-53,569
• Equity at exit: $28,532

Cash invested: $92,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$321 /mo · $3,858/yr
• Insurance: −$138
• HOA: −$17
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-260

Break-even live

Break-even rent $2,793

Max offer price $284,070

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-167	+0% $-260	+5% $-353	+10% $-447
Rent	-10% $-455	-5% $-357	+0% $-260	+5% $-163	+10% $-65
Rate	-1.0pp $-94	-0.5pp $-176	base $-260	+0.5pp $-346	+1.0pp $-433

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Promenade Dr Granbury, TX	3.0	2.0	1858	$2,400	$1.29	8d	1	0.06mi
3107 Promenade Dr Granbury, TX	4.0	2.5	2334	$2,600	$1.11	45d	1	0.14mi
3009 Meandering Way Granbury, TX	4.0	2.0	1750	$2,200	$1.26	18d	1	0.20mi
905 Dart Ct Unit 905 Granbury, TX	3.0	2.0	1544	$1,650	$1.07	0d	1	0.28mi
902 Twine St Granbury, TX	3.0	2.0	1577	$1,695	$1.07	44d	1	0.30mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	44d	1	1.14mi
112 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.40mi
110 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.40mi
108 Cardinal Woods Ct Granbury, TX	2.0	2.5	2040	$3,850	$1.89	44d	1	1.40mi
106 Cardinal Woods Ct Granbury, TX	2.0	2.0	1600	$3,650	$2.28	44d	1	1.40mi
104 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.41mi
102 Cardinal Woods Ct Granbury, TX	2.0	2.0	1620	$3,650	$2.25	44d	1	1.41mi
100 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.41mi
4411 Bobbie Ann Dr Granbury, TX	3.0	2.0	1645	$1,650	$1.00	44d	1	1.43mi
211 S Cardinal Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.43mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 35 events

1. 2026-06-07
   statusdays on market $330,000 Pending 233 DOM
2. 2026-06-04
   days on market $330,000 Active Option Contract 232 DOM
3. 2026-06-03
   days on market $330,000 Active Option Contract 231 DOM
4. 2026-06-02
   days on market $330,000 Active Option Contract 230 DOM
5. 2026-06-02
   days on market $330,000 Active Option Contract 229 DOM
6. 2026-05-31
   days on market $330,000 Active Option Contract 228 DOM
7. 2026-05-08
   price $350,000 409-char remark

   Show marketing remark (409 chars)

   Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

8. 2026-04-24
   price $364,900 409-char remark

   Show marketing remark (409 chars)

   Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

9. 2026-03-20
   price $374,900 409-char remark

   Show marketing remark (409 chars)

   Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

10. 2026-02-11
    price $382,500 409-char remark

    Show marketing remark (409 chars)

    Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

11. 2026-01-20
    price $384,900 409-char remark

    Show marketing remark (409 chars)

    Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

12. 2025-12-06
    price $394,900 409-char remark

    Show marketing remark (409 chars)

    Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

13. 2025-10-31
    price $399,900 409-char remark

    Show marketing remark (409 chars)

    Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

14. 2025-10-15
    listed $409,900 Active 409-char remark

    Show marketing remark (409 chars)

    Meander Estates gem ready for new owners! Sitting on just over a quarter acre, and outside the city limits, this is your ranch-style dream home, and comes complete with a beautiful Austin stone fireplace, open kitchen with breakfast bar, custom cabinets, granite countertops, and stainless steel appliances. The primary suite features a custom tray ceiling, dual vanity, jetted tub, and huge walk in closet.

15. 2021-09-20
    soldstatus
16. 2021-09-17
    soldstatus Sold 348-char remark

    Show marketing remark (348 chars)

    Come check out this adorable 3 bed 2 bath home located on the Fort Worth side of Granbury in the highly sought-after Meander Estates! This home features custom cabinetry, granite countertops, a split bedroom layout, a large master suite with jetted tub, separate shower, dual sinks, and a spacious walk-in closet. A new roof was put on last summer

17. 2021-09-11
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Come check out this adorable 3 bed 2 bath home located on the Fort Worth side of Granbury in the highly sought-after Meander Estates! This home features custom cabinetry, granite countertops, a split bedroom layout, a large master suite with jetted tub, separate shower, dual sinks, and a spacious walk-in closet. A new roof was put on last summer

18. 2021-08-31
    historical Active Option Contract 348-char remark

    Show marketing remark (348 chars)

    Come check out this adorable 3 bed 2 bath home located on the Fort Worth side of Granbury in the highly sought-after Meander Estates! This home features custom cabinetry, granite countertops, a split bedroom layout, a large master suite with jetted tub, separate shower, dual sinks, and a spacious walk-in closet. A new roof was put on last summer

19. 2021-08-06
    listed $318,000 Active 348-char remark

    Show marketing remark (348 chars)

    Come check out this adorable 3 bed 2 bath home located on the Fort Worth side of Granbury in the highly sought-after Meander Estates! This home features custom cabinetry, granite countertops, a split bedroom layout, a large master suite with jetted tub, separate shower, dual sinks, and a spacious walk-in closet. A new roof was put on last summer

20. 2020-06-15
    soldstatus Sold
21. 2020-06-15
    soldstatus
22. 2020-06-01
    status Pending
23. 2020-05-12
    price $250,000
24. 2020-05-06
    status Active
25. 2020-05-04
    historical Active Option Contract
26. 2020-04-28
    listed $250,500 Active
27. 2016-09-16
    soldstatus
28. 2016-09-15
    soldstatus Sold
29. 2016-08-10
    status Pending
30. 2016-08-04
    historical Active Option Contract
31. 2016-07-29
    listed $210,000 Active
32. 2008-08-01
    soldstatus
33. 2008-07-31
    historical
34. 2008-07-31
    listed $184,000
35. 2008-01-31
    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: $3,858 · $321/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$2,181/yr (+$182/mo · 56.5%)

ⓘ 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 · 24 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: $29,568
• − Mortgage interest: −$18,485
• − Property taxes: −$3,858
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − HOA: −$204
• − Depreciation: −$9,600
• Taxable loss: −$8,960
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-970/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

+90.2% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $350,000 NTREIS
• 2026-04-24 Price Changed $364,900 NTREIS
• 2026-03-20 Price Changed $374,900 NTREIS
• 2026-02-11 Price Changed $382,500 NTREIS
• 2026-01-20 Price Changed $384,900 NTREIS
• 2025-12-06 Price Changed $394,900 NTREIS
• 2025-10-31 Price Changed $399,900 NTREIS
• 2025-10-15 Listed $409,900 NTREIS
• 2021-09-20 Sold (Public Records) — Public Records
• 2021-09-17 Sold (MLS) — NTREIS
• 2021-09-11 Pending — NTREIS
• 2021-08-31 Contingent — NTREIS
• 2021-08-06 Listed $318,000 NTREIS
• 2020-06-15 Sold (Public Records) — Public Records
• 2020-06-15 Sold (MLS) — NTREIS
• 2020-06-01 Pending — NTREIS
• 2020-05-12 Price Changed $250,000 NTREIS
• 2020-05-06 Relisted — NTREIS
• 2020-05-04 Contingent — NTREIS
• 2020-04-28 Listed $250,500 NTREIS
• 2016-09-16 Sold (Public Records) — Public Records
• 2016-09-15 Sold (MLS) — NTREIS
• 2016-08-10 Pending — NTREIS
• 2016-08-04 Contingent — NTREIS
• 2016-07-29 Listed $210,000 NTREIS
• 2008-08-01 Sold (MLS) — NTREIS
• 2008-07-31 Listed $184,000 NTREIS
• 2008-07-31 Listing Removed — NTREIS
• 2008-01-31 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,858 · -3.8% YoY. Source: county tax records.