508 Lilac Dr · Granbury, TX 76049

$164,900

3 bd · 2.0 ba · 1,963 sqft · SingleFamily public records · 13 Days on market

Built 1980 0.70 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Hot tub
• Screened in area

Tags

• COVERED FRONT PORCH
• LARGE COVERED PATIO
• OWNERS SUITE PATIO DOOR ACCESS
• SCREENED IN AREA
• HOT TUB
• DOG RUN

Property features AI

Finance

• Other: Property is not attached and does not have multiple parcels; Horse permitted on the property
• Financial info: Listing accepted loan types: Cash, Conventional; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached carport with 2 covered/carport spaces
• Security: Security features unknown
• Utilities: City water; Septic system; All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1980); Smart home features present
• Construction: Built in 1980; Brick, concrete, fiber cement, and frame construction; Concrete perimeter foundation; Other roof
• Exterior features: Interior lot; Grassed vegetation; Other exterior features; Workshop with electric and other outbuildings; Easements present

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level with ensuite bath
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; One living area; One dining area; Total of 7 rooms; One level (single-story)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 13.3% 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+, 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.
• Zoned schools: Nettie Baccus El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 466 students, 81% FRL) — zoned schools average 81% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 30% of the median local income ($105k/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 $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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $25k (13%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.60% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $349,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4607 Pecan Ln	0.32mi	3/2.0	1,959 (-0%)	7mo	$329,750	$168	79
306 Donna Cir	0.52mi	4/2.0 (+1)	1,860 (-5%)	1mo	$349,990	$188	61
313 Donna Cir	0.58mi	4/2.0 (+1)	2,047 (+4%)	2mo	$350,000	$171	59
1601 Omaha Dr	0.39mi	4/2.0 (+1)	1,753 (-11%)	1mo	$345,000	$197	58
4412 Logan Cir	0.71mi	4/2.0 (+1)	2,019 (+3%)	3mo	$375,000	$186	54
115 Donna Cir	0.75mi	4/2.0 (+1)	1,976 (+1%)	6mo	$350,000	$177	54
1905 Preakness Dr	0.64mi	4/2.5 (+1)	2,100 (+7%)	3mo	$343,815	$164	49
1917 Preakness Dr	0.66mi	4/2.0 (+1)	1,790 (-9%)	2mo	$317,990	$178	48
304 Gallant Man Ct	0.71mi	4/2.0 (+1)	1,858 (-5%)	8mo	$339,990	$183	47
424 Sunday Silence Way	0.71mi	4/2.5 (+1)	2,100 (+7%)	3mo	$346,990	$165	46
205 Affirmed Ct	0.72mi	4/2.5 (+1)	2,100 (+7%)	2mo	$348,990	$166	46
101 Seabiscuit Ct	0.73mi	4/2.0 (+1)	1,790 (-9%)	2mo	$321,990	$180	45

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: 20.9%
• Equity multiple: 1.88×
• Total profit: $40,544
• Equity at exit: $24,587

10-year hold

• IRR: 30.5%
• Equity multiple: 4.03×
• Total profit: $139,905
• Equity at exit: $14,258

Cash invested: $46,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$865
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $962

Break-even live

Break-even rent $1,417

Max offer price $164,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,055	-5% $1,009	+0% $962	+5% $915	+10% $869
Rent	-10% $754	-5% $858	+0% $962	+5% $1,066	+10% $1,170
Rate	-1.0pp $1,045	-0.5pp $1,004	base $962	+0.5pp $919	+1.0pp $876

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 Francis Ct Granbury, TX	3.0	2.0	1300	$2,100	$1.62	44d	1	0.38mi
213 Dean Ct Granbury, TX	3.0	2.0	1372	$1,609	$1.17	3d	1	0.71mi
208 Bobbie Ann Ct Granbury, TX	3.0	2.0	1645	$1,675	$1.02	44d	1	0.71mi
100 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.78mi
4411 Bobbie Ann Dr Granbury, TX	3.0	2.0	1645	$1,650	$1.00	44d	1	0.78mi
102 Cardinal Woods Ct Granbury, TX	2.0	2.0	1620	$3,650	$2.25	44d	1	0.78mi
104 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	0.79mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	44d	1	0.79mi
106 Cardinal Woods Ct Granbury, TX	2.0	2.0	1600	$3,650	$2.28	44d	1	0.81mi
108 Cardinal Woods Ct Granbury, TX	2.0	2.5	2040	$3,850	$1.89	44d	1	0.82mi
110 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.82mi
211 S Cardinal Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	0.83mi
112 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	0.83mi
4000 Sapphire Ln Granbury, TX	3.0	2.0	1635	$1,789	$1.09	3d	1	0.94mi
2700 James Rd Granbury, TX	3.0	2.0	1295	$1,800	$1.39	25d	1	0.97mi
4700 Topaz Ln Granbury, TX	4.0	2.0	2022	$2,350	$1.16	8d	1	0.99mi
700 Rolling Terrace Cir Granbury, TX	3.0	2.0	1612	$1,774	$1.10	8d	1	1.02mi
4720 Topaz Ln Granbury, TX	4.0	2.0	1903	$2,400	$1.26	25d	1	1.06mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	17d	1	1.07mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	25d	1	1.07mi
316 Sardius Blvd Granbury, TX	3.0	2.0	1686	$1,950	$1.16	8d	1	1.07mi
4816 Sapphire Ln Granbury, TX	4.0	2.0	1878	$2,400	$1.28	44d	1	1.23mi

Listing history 8 events

1. 2026-06-18
   days on market $164,900 Active 13 DOM
2. 2026-06-17
   days on market $164,900 Active 12 DOM
3. 2026-06-16
   days on market $164,900 Active 11 DOM
4. 2026-06-15
   pricedays on market $164,900 Active 10 DOM
5. 2026-06-13
   days on market $189,900 Active 8 DOM
6. 2026-06-09
   days on market $189,900 Active 4 DOM
7. 2026-06-08
   days on market $189,900 Active 3 DOM
8. 2026-06-07
   listed $189,900 Active 2 DOM

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$788/yr (+$66/mo · 35.3%)

ⓘ 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 ≥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: $31,617
• − Mortgage interest: −$9,237
• − Property taxes: −$2,230
• − Insurance: −$824
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$4,797
• Taxable income: $9,469
• Est. tax owed @ 24.0%: −$2,273
• After-tax cash flow: $9,273/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

+129.1% since first listed

27 events — show timeline

• 2026-06-05 Listed $189,900 NTREIS
• 2026-05-11 Listing Removed — NTREIS
• 2026-04-10 Contingent — NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-04-06 Listing Removed — NTREIS
• 2026-03-10 Price Changed $189,900 NTREIS
• 2026-02-20 Price Changed $199,900 NTREIS
• 2026-02-02 Listed $214,900 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2026-01-23 Price Changed $214,900 NTREIS
• 2025-12-30 Price Changed $233,750 NTREIS
• 2025-11-30 Listed $247,500 NTREIS
• 2025-11-28 Listing Removed — NTREIS
• 2025-10-27 Price Changed $247,500 NTREIS
• 2025-09-26 Price Changed $261,250 NTREIS
• 2025-08-28 Listed $275,000 NTREIS
• 2023-10-19 Listing Removed — NTREIS
• 2023-08-30 Price Changed $310,000 NTREIS
• 2023-08-11 Relisted — NTREIS
• 2023-07-25 Contingent — NTREIS
• 2023-07-07 Price Changed $260,000 NTREIS
• 2023-06-09 Price Changed $270,000 NTREIS
• 2023-05-25 Price Changed $290,000 NTREIS
• 2023-05-15 Listed $310,000 NTREIS
• 2012-08-29 Listing Removed — NTREIS
• 2011-09-06 Listed $82,900 NTREIS
• 1984-08-22 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,230 · +10.9% YoY. Source: county tax records.