3510 Gerry · DeCordova, TX 76049

$169,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 139 Days on market

Built 1999 3,964 sqft lot $139/sqft · 30% below area Est $240k · 30% under $17/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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity on the Fort Worth side of town, zoned to Acton ISD and conveniently located near Kroger and H-E-B shopping. This neat, clean, and well-maintained home sits in a quiet subdivision with great community amenities, including a pool, community center, and lake access. The home offers 3 bedrooms and 2 bathrooms, with a spacious living area and a 2-car carport. The third bedroom was being used as a large closet and has been converted back to a bedroom or office. The kitchen features plenty of counter space and built-in cabinets, with additional built-ins throughout the home for excellent storage. Recent updates include newer AC system, water heater, and dishwasher, along with solar screens for added efficiency. Step outside to enjoy your morning coffee on the front or back deck, surrounded by nature — including a pecan-producing tree and wild grapes. Fantastic home. Fantastic price. Don’t miss this one! All information deemed reliable but Buyer to verify.

Key facts

• Community center
• Community amenities
• Built-in cabinets

Tags

• COMMUNITY AMENITIES
• POOL
• COMMUNITY CENTER
• LAKE ACCESS
• BUILT-IN CABINETS
• EXCELLENT STORAGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.3% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.8% in DeCordova — 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 76/100 on livability (#120 in TX, #3,802 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, health & safety 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.
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 139 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $30k (15%) 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; moderate 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $240,000
• List price: $169,000
• Delta: -29.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-12,261
• Equity at exit: $25,198

10-year hold

• IRR: 5.2%
• Equity multiple: 1.42×
• Total profit: $20,012
• 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 76049

• Home prices YoY: -26.8%
• Rents YoY: 5.2%
• Active inventory: 690
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$886
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$70
• HOA: −$17
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $179

Break-even live

Break-even rent $1,424

Max offer price $169,000

Occupancy floor 84%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3524 Gerry Dr Granbury, TX	2.0	2.0	784	$1,375	$1.75	24d	1	0.10mi
3910 Montgomery Dr Granbury, TX	4.0	2.0	1344	$1,410	$1.05	44d	1	0.35mi
4528 Wildwood Cir Granbury, TX	2.0	2.0	912	$1,450	$1.59	24d	1	0.77mi
5413 Garden Cir Granbury, TX	2.0	2.0	1002	$1,947	$1.94	1d	5	1.11mi
2834 James Rd Granbury, TX	2.0	2.0	900	$1,325	$1.47	24d	1	1.15mi
2708 James Rd Granbury, TX	3.0	2.0	1200	$1,800	$1.50	44d	1	1.29mi
2700 James Rd Granbury, TX	3.0	2.0	1295	$1,800	$1.39	24d	1	1.30mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	17d	1	1.32mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	24d	1	1.32mi
3204 Highview Ct Granbury, TX	3.0	1.0	1144	$1,600	$1.40	11d	1	1.38mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: waterpool

Listing history 30 events

1. 2026-06-18
   days on market $169,000 Active 139 DOM
2. 2026-06-17
   days on market $169,000 Active 138 DOM
3. 2026-06-16
   days on market $169,000 Active 137 DOM
4. 2026-06-15
   days on market $169,000 Active 136 DOM
5. 2026-06-13
   days on market $169,000 Active 134 DOM
6. 2026-06-09
   days on market $169,000 Active 130 DOM
7. 2026-06-08
   days on market $169,000 Active 129 DOM
8. 2026-06-07
   days on market $169,000 Active 128 DOM
9. 2026-06-04
   days on market $169,000 Active 125 DOM
10. 2026-06-03
    days on market $169,000 Active 124 DOM
11. 2026-06-02
    days on market $169,000 Active 123 DOM
12. 2026-06-02
    days on market $169,000 Active 122 DOM
13. 2026-05-31
    days on market $169,000 Active 121 DOM
14. 2026-04-14
    price $179,000 999-char remark

    Show marketing remark (999 chars)

    Fantastic opportunity on the Fort Worth side of town, zoned to Acton ISD and conveniently located near Kroger and H-E-B shopping. This neat, clean, and well-maintained home sits in a quiet subdivision with great community amenities, including a pool, community center, and lake access. The home offers 3 bedrooms and 2 bathrooms, with a spacious living area and a 2-car carport. The third bedroom was being used as a large closet and has been converted back to a bedroom or office. The kitchen features plenty of counter space and built-in cabinets, with additional built-ins throughout the home for excellent storage. Recent updates include newer AC system, water heater, and dishwasher, along with solar screens for added efficiency. Step outside to enjoy your morning coffee on the front or back deck, surrounded by nature — including a pecan-producing tree and wild grapes. Fantastic home. Fantastic price. Don’t miss this one! All information deemed reliable but Buyer to verify.

15. 2026-01-30
    listed $199,000 Active 999-char remark

    Show marketing remark (999 chars)

    Fantastic opportunity on the Fort Worth side of town, zoned to Acton ISD and conveniently located near Kroger and H-E-B shopping. This neat, clean, and well-maintained home sits in a quiet subdivision with great community amenities, including a pool, community center, and lake access. The home offers 3 bedrooms and 2 bathrooms, with a spacious living area and a 2-car carport. The third bedroom was being used as a large closet and has been converted back to a bedroom or office. The kitchen features plenty of counter space and built-in cabinets, with additional built-ins throughout the home for excellent storage. Recent updates include newer AC system, water heater, and dishwasher, along with solar screens for added efficiency. Step outside to enjoy your morning coffee on the front or back deck, surrounded by nature — including a pecan-producing tree and wild grapes. Fantastic home. Fantastic price. Don’t miss this one! All information deemed reliable but Buyer to verify.

16. 2025-10-27
    soldstatus
17. 2017-06-01
    soldstatus
18. 2017-05-31
    soldstatus Sold 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

19. 2017-05-26
    status Pending 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

20. 2017-05-22
    historical Active Option Contract 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

21. 2017-05-22
    status Pending 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

22. 2017-05-18
    historical Active Option Contract 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

23. 2017-04-26
    price $59,900 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

24. 2017-03-30
    price $65,900 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

25. 2017-02-23
    listed $69,000 Active 731-char remark

    Show marketing remark (731 chars)

    Attention Investors! Acton Schools & in Fort Worth side of town, near new shopping! Fantastic Home! Fantastic Price! Neat, clean, in great shape! Quiet subdivision! Pecan producing tree & wild grapes! Community pool, center & lake access. Home has 3 bedroom, 2 bath, w a 2 car carport. Spacious living area, large master bath, 3rd bedroom being used as closet. Solar screens, 4 year old roof, new AC, water heater and dishwasher under 5 years. Lots of built in cabinets throughout and plenty of counter space in kitchen. Front and back deck for enjoying outdoors as you are having your cup of coffee. HUD rated zone 2, withstands winds up to 110 mph per manufacturer. Back neighbor replacing fence this summer.

26. 2009-09-14
    soldstatus
27. 2009-09-09
    soldstatus
28. 2009-03-31
    historical
29. 2009-01-30
    listed $16,900
30. 1979-05-18
    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: $1,816 · $151/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,277/yr (+$106/mo · 70.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $19,805
• − Mortgage interest: −$9,467
• − Property taxes: −$1,816
• − Insurance: −$845
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$204
• − Depreciation: −$4,916
• Taxable loss: −$611
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,293/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 — DeCordova

• Score: 76/100
• State rank: #120
• US rank: #3802

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

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

+959.2% since first listed

17 events — show timeline

• 2026-04-14 Price Changed $179,000 NTREIS
• 2026-01-30 Listed $199,000 NTREIS
• 2025-10-27 Sold (Public Records) — Public Records
• 2017-06-01 Sold (Public Records) — Public Records
• 2017-05-31 Sold (MLS) — NTREIS
• 2017-05-26 Pending — NTREIS
• 2017-05-22 Contingent — NTREIS
• 2017-05-22 Pending — NTREIS
• 2017-05-18 Contingent — NTREIS
• 2017-04-26 Price Changed $59,900 NTREIS
• 2017-03-30 Price Changed $65,900 NTREIS
• 2017-02-23 Listed $69,000 NTREIS
• 2009-09-14 Sold (Public Records) — Public Records
• 2009-09-09 Sold (MLS) — NTREIS
• 2009-03-31 Listing Removed — NTREIS
• 2009-01-30 Listed $16,900 NTREIS
• 1979-05-18 Sold (Public Records) — Public Records

Property tax history

+19.6%/yr

Latest (2025): $1,816 · +47.9% YoY. Source: county tax records.