7601 River Run · Pecan Plantation, TX 76049

$149,999

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 15 Days on market

Built 1997 0.45 ac lot

---

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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home offers 2 bedrooms with 2 full bathrooms. Sitting on approximately half an acre, this property provides both space and comfort. Built in 1997 and thoughtfully updated, the home has been well maintained inside and out. Enjoy peaceful country living in a quiet community with direct access to the Brazos River. Step outside to relax under the trees or take advantage of the small air-conditioned workshop in the backyard—perfect for hobbies, storage, or projects. Conveniently located, you’re only minutes from Acton, just 2 miles from the Lake Granbury DeCordova Bend boat launch, and about 35 minutes to Fort Worth. Whether you love boating, fishing, or simply soaking in nature

Key facts

• Half an acre
• 0.45 acre lot
• 2 parking spots

Tags

• HALF AN ACRE
• SMALL AIR-CONDITIONED WORKSHOP

Property features AI

Finance

• Other: Property is subdivided; Waterbody nearby: Granbury (dock not permitted)
• Financial info: Listing terms include Cash, Contact Agent, Conventional, FHA; Loan payment type: Principal & Interest; No second mortgage indicated
• HOA & community: No association; Community features include boat ramp and community dock

Exterior

• Parking: Detached carport with 2 covered spaces; Gravel parking; 2 carport spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Co-op electric; Co-op water; Septic
• Home design: Mobile home (residential); One story; Accessible approach with ramp, accessible bedroom and doors; Property faces unspecified direction
• Construction: Built in 1997; Vinyl siding; Metal roof; Block and pier/pillar foundation
• Exterior features: Covered deck; Covered porch/deck; Fenced yard; Shed(s) and other outbuilding(s)

Interior

• Kitchen: Granite countertops; Breakfast bar; Gas range; Gas oven; Dishwasher; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with walk-in closet; Second bedroom on main level with walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: Open floorplan; Eat-in kitchen; Built-in features; Smart home system; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $147k (2.0% below list).
• Recommended offer: $147k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.3% in Pecan Plantation — 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 70/100 on livability (#362 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute 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: Acton El (math 52% / reading 46%, grade D, #926 of 4,322 statewide, top 22%, 814 students, 48% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

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 $147,073 (2.0% below list)

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. 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.
4. 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.
5. 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: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,648
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $24,704
• Equity at exit: $12,969

Cash invested: $42,000 (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 76049

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

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $210

Break-even live

Break-even rent $1,205

Max offer price $149,999

Occupancy floor 81%

Sensitivity live

Price	-10% $295	-5% $252	+0% $210	+5% $167	+10% $125
Rent	-10% $94	-5% $152	+0% $210	+5% $268	+10% $326
Rate	-1.0pp $285	-0.5pp $248	base $210	+0.5pp $171	+1.0pp $131

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6530 Fall Creek Hwy Granbury, TX	2.0	2.0	1015	$1,400	$1.38	2d	1	1.17mi

Listing history 10 events

1. 2026-06-18
   days on market $149,999 Active 15 DOM
2. 2026-06-17
   days on market $149,999 Active 14 DOM
3. 2026-06-16
   days on market $149,999 Active 13 DOM
4. 2026-06-15
   days on market $149,999 Active 12 DOM
5. 2026-06-13
   days on market $149,999 Active 10 DOM
6. 2026-06-09
   days on market $149,999 Active 6 DOM
7. 2026-06-08
   days on market $149,999 Active 5 DOM
8. 2026-06-07
   days on market $149,999 Active 4 DOM
9. 2026-06-04
   remarks 687-char remark
10. 2026-06-04
    listed $149,999 Active 1 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: $1,236 · $103/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,509/yr (+$126/mo · 122.1%)

ⓘ 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: $17,649
• − Mortgage interest: −$8,402
• − Property taxes: −$1,236
• − Insurance: −$750
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,364
• Taxable income: $73
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,500/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 — Pecan Plantation

• Score: 70/100
• State rank: #362
• US rank: #7773

Category grades

Amenities F Commute F Cost of living B+ 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

5 events — show timeline

• 2026-06-02 Listed $149,999 NTREIS
• 2026-05-14 Sold (Public Records) — Public Records
• 2024-04-03 Sold (Public Records) — Public Records
• 2024-02-20 Sold (Public Records) — Public Records
• 2024-01-08 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,236 · +28.4% YoY. Source: county tax records.