#1 - Granbury Duplex | $500k
Assumptions: 5% down - 2% cc - 30yr term.
Pro-forma
Cash to Close | $35,000 |
Monthly Payment | $3,632 |
Income | $2,450 |
Income | $1,450 |
Income (moved-out) | $3,000 |
YR 5 Equity Position | $138,000 |
Time and tenants will do the heavy lifting here. High-quality 2022 duplex in sprawling east Granbury, but rents appear capped around $1,450–$1,500 per unit for now, making this more of a long-term, low-headache appreciation and lifestyle play than a strong cash-flow deal at ~$500k with low-down financing. Works well as a conservative house-hack, not for aggressive income seekers.
Assumptions: 5% down - 2% cc - 30yr term.
Pro-forma
Cash to Close | $22,400 |
Monthly Payment | $2,600 |
Income | $1,600 |
Income | $2,400 |
Income (moved-out) | $3,200 |
YR 5 Equity Position | $89,000 |
~$22k all-in, about ~$760/mo net cost to live there with one side rented + roommate in your unit. Cash-flow positive once you move out w/ 2 traditional leases. Both are leased for $1600/mo currently. Fully updated units, affordable, clean & functional setup.
Assumptions: 5% down - 2% cc - 30yr term.
Pro-forma
Cash to Close | $35,000 |
Monthly Payment | $3,900 |
Income | $2,900 |
Income | $1,900 |
Income (moved-out) | $3,800 |
YR 5 Equity Position | $139,000 |
New construction in a gentrifying SE Fort Worth corridor, built for quality and long-term equity over immediate cash flow. Roughly ~$35k all-in and about ~$1,540/mo net to live there with one unit rented plus a roommate (separate living areas, two stories, and ample parking protects day to day comfort while co-living). Still slightly negative when fully rented after reserves, but the new build significantly reduces near-term maintenance and CapEx risk for the first 5+ years.
More Deals I Like:
708 Seven Oaks Rd Unit 712
2019 duplex on a large .25acre corner lot with clean finishes and separate parking, positioned for Sherman and Denison growth spillover. One unit vacant, one leased at $1,100.309–311 Lilac Dr
Well-maintained Granbury duplex on 377 with major systems already replaced and one lease ending soon for owner-occupancy, positioned between Fort Worth/Benbrook’s westward growth and Granbury’s eastward expansion.2222 N Hickory St
Fully updated duplex in central Sherman with strong tenant demand and aggressive growth promise. I love the dual driveways, and two full baths per unit = prime roommate option on top of separate unit income. An easy affordable option to close and let time and tenants go to work for you.419 N Frances St
Simple SFH + ADU already producing $1,300a month-to-month lease. Flexible house-hack or hold.522 Griffith Ave
Turnkey SFH + ADU luxury remodel (for the asset-type) with strong tenant appeal. Flexible managament options to increase yield - popular STR and traveling professional MTR setup. I know of plenty of ADU’s not as nice as this one averaging $1900/mo (utilities typically included). Flood zone risk.
Until Tomorrow,
John