1140 Avery Rd · Granbury, TX 76049

$324,999

3 bd · 2.0 ba · 1,730 sqft · Land · 89 Days on market

Built 2026 6,098 sqft lot $188/sqft · 11% below area Est $366k · 11% under $25/mo HOA · 1% of rent ↓ 11% since listing

---

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 +12.6/15.0
• Cash flow +6.9/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21177395 - Built by Risewell Homes - Ready Now! ~ This thoughtfully designed single-story home in Granbury, Texas offers an open and efficient layout ideal for comfortable everyday living. The spacious family room sits at the center of the home and flows seamlessly into the kitchen and breakfast nook, creating a bright and inviting gathering space perfect for relaxing or entertaining. The kitchen features ample counter space, a central work area, and a convenient pantry, with easy access to the utility room and garage for added functionality. The private owner’s suite is tucked away for privacy and includes a walk-in closet and a well-appointed en-suite bath with dual vanities, a soaking tub, and a separate shower. Two additional bedrooms are positioned near a full bath, making it ideal for guests or a home office. With a welcoming foyer, smart room separation, and a two-car garage, this home delivers a practical and comfortable living experience.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (30.5% below list).
• Recommended offer: $226k (30.5% below list) — sets the bar for 1% rule.

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); 690 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 89 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,854 (30.5% 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 89 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

• ARV (median comp): $366,482
• List price: $324,999
• Delta: -11.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.9%
• Equity multiple: 0.14×
• Total profit: $-78,507
• Equity at exit: $48,458

10-year hold

• IRR: -15.3%
• Equity multiple: 0.05×
• Total profit: $-86,150
• Equity at exit: $28,100

Cash invested: $91,000 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$25
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-487

Break-even live

Break-even rent $2,875

Max offer price $254,566

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-374	+0% $-487	+5% $-599	+10% $-711
Rent	-10% $-665	-5% $-576	+0% $-487	+5% $-398	+10% $-308
Rate	-1.0pp $-323	-0.5pp $-404	base $-487	+0.5pp $-571	+1.0pp $-657

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 James Rd Granbury, TX	3.0	2.0	1295	$1,800	$1.39	25d	1	0.17mi
2708 James Rd Granbury, TX	3.0	2.0	1200	$1,800	$1.50	44d	1	0.18mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	25d	1	0.36mi
2705 Acton School Rd Granbury, TX	4.0	2.0	1390	$1,700	$1.22	17d	1	0.36mi
3310 Windcrest Dr Granbury, TX	3.0	2.0	1661	$2,349	$1.41	8d	1	0.97mi
3316 Windcrest Dr Granbury, TX	3.0	2.0	1684	$2,200	$1.31	8d	1	0.99mi
3011 Enchanted Rd Granbury, TX	3.0	2.0	1533	$1,850	$1.21	7d	1	1.01mi
3325 Arrow Creek Dr Granbury, TX	4.0	2.0	1784	$2,295	$1.29	21d	1	1.10mi
100 Abbey Park Ct Granbury, TX	3.0	2.5	1620	$1,850	$1.14	4d	1	1.12mi
136 Abbey Park Ct Granbury, TX	3.0	2.5	1620	$1,825	$1.13	17d	1	1.13mi
128 Abbey Park Ct Acton, TX	3.0	2.5	1620	$1,825	$1.13	17d	1	1.14mi
128 Abbey Park Ct Unit 128 Acton, TX	3.0	2.5	1620	$1,825	$1.13	8d	1	1.14mi
136 Abbey Park Ct Unit 136 Granbury, TX	3.0	2.5	1620	$1,850	$1.14	3d	1	1.14mi
6415 Circo Dr Granbury, TX	2.0	2.0	1677	$1,850	$1.10	44d	1	1.21mi
100 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.27mi
211 S Cardinal Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.27mi
102 Cardinal Woods Ct Granbury, TX	2.0	2.0	1620	$3,650	$2.25	44d	1	1.27mi
104 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.27mi
106 Cardinal Woods Ct Granbury, TX	2.0	2.0	1600	$3,650	$2.28	44d	1	1.28mi
108 Cardinal Woods Ct Granbury, TX	2.0	2.5	2040	$3,850	$1.89	44d	1	1.28mi
110 Cardinal Woods Ct Granbury, TX	3.0	2.5	1980	$3,850	$1.94	44d	1	1.29mi
112 Cardinal Woods Ct Granbury, TX	3.0	2.5	1890	$3,850	$2.04	44d	1	1.29mi
4606 Francis Ct Granbury, TX	3.0	2.0	1300	$2,100	$1.62	44d	1	1.38mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 4 events

1. 2026-05-11
   status Pending 972-char remark

   Show marketing remark (972 chars)

   MLS# 21177395 - Built by Risewell Homes - Ready Now! ~ This thoughtfully designed single-story home in Granbury, Texas offers an open and efficient layout ideal for comfortable everyday living. The spacious family room sits at the center of the home and flows seamlessly into the kitchen and breakfast nook, creating a bright and inviting gathering space perfect for relaxing or entertaining. The kitchen features ample counter space, a central work area, and a convenient pantry, with easy access to the utility room and garage for added functionality. The private owner’s suite is tucked away for privacy and includes a walk-in closet and a well-appointed en-suite bath with dual vanities, a soaking tub, and a separate shower. Two additional bedrooms are positioned near a full bath, making it ideal for guests or a home office. With a welcoming foyer, smart room separation, and a two-car garage, this home delivers a practical and comfortable living experience.

2. 2026-04-20
   price $324,999 972-char remark

   Show marketing remark (972 chars)

   MLS# 21177395 - Built by Risewell Homes - Ready Now! ~ This thoughtfully designed single-story home in Granbury, Texas offers an open and efficient layout ideal for comfortable everyday living. The spacious family room sits at the center of the home and flows seamlessly into the kitchen and breakfast nook, creating a bright and inviting gathering space perfect for relaxing or entertaining. The kitchen features ample counter space, a central work area, and a convenient pantry, with easy access to the utility room and garage for added functionality. The private owner’s suite is tucked away for privacy and includes a walk-in closet and a well-appointed en-suite bath with dual vanities, a soaking tub, and a separate shower. Two additional bedrooms are positioned near a full bath, making it ideal for guests or a home office. With a welcoming foyer, smart room separation, and a two-car garage, this home delivers a practical and comfortable living experience.

3. 2026-03-25
   price $344,999 972-char remark

   Show marketing remark (972 chars)

   MLS# 21177395 - Built by Risewell Homes - Ready Now! ~ This thoughtfully designed single-story home in Granbury, Texas offers an open and efficient layout ideal for comfortable everyday living. The spacious family room sits at the center of the home and flows seamlessly into the kitchen and breakfast nook, creating a bright and inviting gathering space perfect for relaxing or entertaining. The kitchen features ample counter space, a central work area, and a convenient pantry, with easy access to the utility room and garage for added functionality. The private owner’s suite is tucked away for privacy and includes a walk-in closet and a well-appointed en-suite bath with dual vanities, a soaking tub, and a separate shower. Two additional bedrooms are positioned near a full bath, making it ideal for guests or a home office. With a welcoming foyer, smart room separation, and a two-car garage, this home delivers a practical and comfortable living experience.

4. 2026-02-11
   listed $366,999 Active 972-char remark

   Show marketing remark (972 chars)

   MLS# 21177395 - Built by Risewell Homes - Ready Now! ~ This thoughtfully designed single-story home in Granbury, Texas offers an open and efficient layout ideal for comfortable everyday living. The spacious family room sits at the center of the home and flows seamlessly into the kitchen and breakfast nook, creating a bright and inviting gathering space perfect for relaxing or entertaining. The kitchen features ample counter space, a central work area, and a convenient pantry, with easy access to the utility room and garage for added functionality. The private owner’s suite is tucked away for privacy and includes a walk-in closet and a well-appointed en-suite bath with dual vanities, a soaking tub, and a separate shower. Two additional bedrooms are positioned near a full bath, making it ideal for guests or a home office. With a welcoming foyer, smart room separation, and a two-car garage, this home delivers a practical and comfortable living experience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,102
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$300
• − Depreciation: −$9,455
• Taxable loss: −$11,693
• Est. tax savings @ 24.0%: +$2,806
• After-tax cash flow: $-3,035/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

-11.4% since first listed

4 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-20 Price Changed $324,999 NTREIS
• 2026-03-25 Price Changed $344,999 NTREIS
• 2026-02-11 Listed $366,999 NTREIS

Property tax history

+0.8%/yr

Latest (2025): $423 · +0.8% YoY. Source: county tax records.