912 Partridge Ct · Granbury, TX 76049

$249,000

4 bd · 2.5 ba · 2,113 sqft · Other · 43 Days on market

Built 2004 1.09 ac lot $118/sqft · 33% below area Est $371k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your newly updated and spacious home on a 1-acre lot, just minutes from Lake Granbury! Everything in the home has been redone and lives likes its brand new with new roof, HVAC and ducts, carpet, paint, newly polished and stained cabinets, new porch steps, gate and wire fencing. This home boasts over 2000 sq ft and features a split bedroom set up with three beds and two baths on one side of the living-kitchen-dining areas and the primary ensuite on the other side. The home is open and light filled with generous bedrooms and large closet spaces allowing for plenty of storage. Outside, the expansive 1-acre lot offers plenty of room for outdoor activities. Located on the north side o

Key facts

• New hvac
• New porch steps
• Updated home

Tags

• UPDATED HOME
• TRANQUIL 1-ACRE LOT
• NEW ROOF
• NEW HVAC
• NEW PORCH STEPS
• WIRE FENCING

Property features AI

Finance

• Other: No known restrictions
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking
• Utilities: All-weather road; Co-op electric; Co-op water; Electricity connected; Individual water meter; Outside city limits; Septic
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2004; Composition roof; Other foundation
• Exterior features: Acreage lot; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 4 bedrooms; Primary bedroom on main level (16 x 15)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s); Electric cooling
• Interior features: Decorative lighting; One living area; One dining area; Living room (25 x 20)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $221k (11.2% below list).
• Recommended offer: $221k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Oak Woods School (math 67% / reading 64%, grade B+, #234 of 4,322 statewide, top 6%, 626 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 46% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Granbury ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 690 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $7k 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 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,158 (11.2% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $370,871
• List price: $249,000
• Delta: -32.86%
• 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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-33,633
• Equity at exit: $37,127

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-5,515
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $26

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 94%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Twine St Granbury, TX	3.0	2.0	1577	$1,695	$1.07	44d	1	0.51mi
3009 Meandering Way Granbury, TX	4.0	2.0	1750	$2,200	$1.26	17d	1	0.60mi
3107 Promenade Dr Granbury, TX	4.0	2.5	2334	$2,600	$1.11	44d	1	0.68mi
3002 Promenade Dr Granbury, TX	3.0	2.0	1858	$2,400	$1.29	7d	1	0.78mi
107 Donna Cir Granbury, TX	3.0	2.0	1735	$2,400	$1.38	44d	1	0.91mi
4411 Bobbie Ann Dr Granbury, TX	3.0	2.0	1645	$1,650	$1.00	44d	1	1.04mi
3905 Country Meadows Cir Granbury, TX	3.0	2.0	1500	$1,475	$0.98	24d	1	1.07mi
208 Bobbie Ann Ct Granbury, TX	3.0	2.0	1645	$1,675	$1.02	44d	1	1.14mi
700 Rolling Terrace Cir Granbury, TX	3.0	2.0	1612	$1,774	$1.10	7d	1	1.16mi
4700 Topaz Ln Granbury, TX	4.0	2.0	2022	$2,350	$1.16	7d	1	1.34mi
4000 Sapphire Ln Granbury, TX	3.0	2.0	1635	$1,789	$1.09	3d	1	1.36mi
316 Sardius Blvd Granbury, TX	3.0	2.0	1686	$1,950	$1.16	7d	1	1.39mi
4816 Sapphire Ln Granbury, TX	4.0	2.0	1878	$2,400	$1.28	44d	1	1.40mi
4720 Topaz Ln Granbury, TX	4.0	2.0	1903	$2,400	$1.26	24d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $249,000 Active 43 DOM
2. 2026-06-17
   days on market $249,000 Active 42 DOM
3. 2026-06-16
   days on market $249,000 Active 41 DOM
4. 2026-06-15
   days on market $249,000 Active 40 DOM
5. 2026-06-13
   days on market $249,000 Active 38 DOM
6. 2026-06-09
   days on market $249,000 Active 34 DOM
7. 2026-06-08
   days on market $249,000 Active 33 DOM
8. 2026-06-07
   days on market $249,000 Active 32 DOM
9. 2026-06-04
   days on market $249,000 Active 29 DOM
10. 2026-06-03
    days on market $249,000 Active 28 DOM
11. 2026-06-02
    days on market $249,000 Active 27 DOM
12. 2026-06-02
    days on market $249,000 Active 26 DOM
13. 2026-05-31
    days on market $249,000 Active 25 DOM
14. 2026-05-04
    listed $249,000 Active 978-char remark
15. 2026-04-30
    historical
16. 2025-10-15
    listed $249,000 Active
17. 2005-09-23
    soldstatus
18. 2003-05-30
    soldstatus
19. 2002-09-09
    soldstatus

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

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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $26,539
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$7,244
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $1,247/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

+0.0% since first listed

6 events — show timeline

• 2026-05-04 Listed $249,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2025-10-15 Listed $249,000 NTREIS
• 2005-09-23 Sold (Public Records) — Public Records
• 2003-05-30 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $219 · +4.9% YoY. Source: county tax records.