795 State Highway Loop 393 · Goodrich, TX 77335

$90,000

3 bd · 1.5 ba · 1,478 sqft · SingleFamily public records · 191 Days on market

Built 1945 0.52 ac lot $61/sqft · 57% below area

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

Key facts

• Public sewer
• Spacious lot
• Cozy fireplace

Tags

• COZY FIREPLACE
• FULLY FENCED LOT
• PUBLIC WATER
• PUBLIC SEWER
• SPACIOUS LOT
• MINUTES FROM LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.8% in Goodrich — 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 60/100 on livability (#1,053 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Goodrich ISD (rural): math 45% / reading 30% proficiency, ranked #849 of 1,141 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $70k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (median comp): $211,086
• List price: $90,000
• Delta: -57.36%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 State Highway Loop 393	0.05mi	3/2.0	1,284 (-13%)	17mo	$99,000	$77	59
663 E Fm 1988	0.69mi	2/— (-1)	1,408 (-5%)	18mo	$282,000	$200	40
538 E Fm 1988	0.70mi	3/2.0	1,664 (+13%)	9mo	$284,700	$171	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.24×
• Total profit: $31,123
• Equity at exit: $40,468

10-year hold

• IRR: 22.8%
• Equity multiple: 4.27×
• Total profit: $82,519
• Equity at exit: $62,366

Cash invested: $25,200 (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 77335

• Active inventory: 34
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $318

Break-even live

Break-even rent $847

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-01
   statusdays on market $90,000 Pending 191 DOM
2. 2026-05-31
   days on market $90,000 Active 190 DOM
3. 2026-05-31
   days on market $90,000 Active 189 DOM
4. 2026-05-17
   status Pending 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

5. 2026-05-06
   price $90,000 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

6. 2026-04-07
   price $109,900 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

7. 2026-02-18
   price $120,000 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

8. 2026-01-20
   price $135,000 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

9. 2025-12-17
   price $152,500 912-char remark

   Show marketing remark (912 chars)

   Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

10. 2025-11-22
    listed $160,000 Active 912-char remark

    Show marketing remark (912 chars)

    Discover small-town comfort and convenience with this inviting 3-bedroom, 2-bath home located right in the city limits of Goodrich, Texas. Offering 1,478 sq. ft. of well-designed living space on a spacious 0.52-acre lot, this property provides the perfect blend of privacy and accessibility. Inside, you’ll find a warm and welcoming layout featuring a cozy fireplace, ideal for family gatherings or relaxing evenings. The home sits on a fully fenced lot, offering plenty of room for pets, gardening, or outdoor entertaining. With public water and public sewer, you get the ease and reliability of city utilities while still enjoying the feel of a large, open lot. Situated just minutes from local schools, shops, and major travel routes, this property delivers both comfort and convenience—an excellent choice for families, retirees, or anyone looking to settle in the peaceful community of Goodrich.

11. 2019-09-13
    soldstatus
12. 2018-10-26
    historical
13. 2018-07-30
    listed $125,000
14. 2016-04-13
    soldstatus
15. 2002-02-11
    soldstatus $40,000

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,995
• − Mortgage interest: −$5,041
• − Property taxes: −$1,920
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,618
• Taxable income: $2,566
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,196/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: Goodrich ISD
• NCES district ID: 4821090
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $35,220
• Composite: 33.57/100
• National rank: #10494
• State rank: #849 of 1141 in TX

Livability — Goodrich

• Score: 60/100
• State rank: #1053
• US rank: #18692

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodrich, TX
• Population (ZIP): 2,945

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 16% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+125.0% since first listed

12 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-06 Price Changed $90,000 HARMLS
• 2026-04-07 Price Changed $109,900 HARMLS
• 2026-02-18 Price Changed $120,000 HARMLS
• 2026-01-20 Price Changed $135,000 HARMLS
• 2025-12-17 Price Changed $152,500 HARMLS
• 2025-11-22 Listed $160,000 HARMLS
• 2019-09-13 Sold (Public Records) — Public Records
• 2018-10-26 Listing Removed — HARMLS
• 2018-07-30 Listed $125,000 HARMLS
• 2016-04-13 Sold (Public Records) — Public Records
• 2002-02-11 Sold (Public Records) $40,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,920 · +6.0% YoY. Source: county tax records.