9217 Montana St · Godley, TX 76058

$246,500

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 59 Days on market

Built 2005 1.03 ac lot $147/sqft · at area comps Est $257k · at est.

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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).

• Cash flow +18.2/30.0
• ARV discount +9.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country Living with Modern Ease, just 8 miles outside of Godley sitting on 1.03 Acres of Hilltop Serenity Escape to this perfectly situated hilltop retreat, offering the best of established neighborhood charm with the freedom of no HOA. Set on 1.03 sprawling, well maintained acres, this home is a masterclass in functionality and flexibility. Step inside to an expansive open concept living and dining area that flows seamlessly into the kitchen perfect for hosting. A cozy family room with a wood-burning fireplace serves as the heart of the home. The smart split floorplan offers a massive primary suite featuring a versatile split room ideal for a nursery, home office, or a potential 5th bedro

Key facts

• Open concept living
• Hilltop retreat
• No hoa

Tags

• 1.03 ACRES
• HILLTOP RETREAT
• NO HOA
• OPEN CONCEPT LIVING
• WOOD-BURNING FIREPLACE
• MASSIVE PRIMARY SUITE

Property features AI

Finance

• Other: Lot is approximately 1.03 acres (Acreage); Will not subdivide; No known restrictions
• Financial info: Accepts Cash, Conventional, FHA, USDA and VA financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Detached/onsite parking including driveway, off-street and additional/oversized parking; Gravel parking areas; Carport with space for 4 vehicles; Garage with space for 5 vehicles; Outside parking available
• Security: Smoke detector(s)
• Utilities: All-weather road access; Asphalt and concrete surfaces; City sewer and septic listed; Individual water meter; Co-op electric and electricity available/connected; Overhead utilities; Phone and cable available
• Home design: Residential mobile home; One story; Accessible approach with ramp, accessible entrance and accessible kitchen; Property is attached
• Construction: Built in 2005; Composition roof; Pillar/post/pier foundation
• Exterior features: Grassed yard; Gutters; Exterior lighting; RV/boat parking; Deck, front porch, rear porch and patio; Access, drainage, electric and water line easements

Interior

• Kitchen: Electric cooktop and electric oven; Dishwasher; Disposal; Built-in cabinets; Breakfast bar; Water line to refrigerator; Room for freezer; Pantry
• Bedrooms: Primary bedroom (level 1) with dual sinks, ensuite bath, garden tub, separate shower, linen closet and walk-in closet; Three additional bedrooms (level 1) each with walk-in closets
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Open floorplan; Built-in features and cabinets; Decorative lighting; Cable TV available; High-speed internet available; Pantry; Walk-in closets; Smoke detector(s)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room with built-in cabinets; On-site laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $246k.

Deal economics

• At list price, monthly cash flow is $221 ($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 $225k (8.7% below list).
• Recommended offer: $225k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.8% in Godley — 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 73/100 on livability (#226 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Godley ISD (rural): math 34% / reading 38% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rb Godley El (511 students, 46% FRL); Legacy El (math 39% / reading 37%, grade F, #1,709 of 4,322 statewide, top 40%, 408 students, 32% FRL); Godley H S (math 27% / reading 51%, grade F, #859 of 1,632 statewide, top 53%, 777 students, 42% FRL).
• Market conditions: 421 active listings in the ZIP; 2,152 units permitted in Johnson County in 2024 (76 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.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $225,117 (8.7% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.91% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $257,000
• List price: $246,500
• Delta: -4.09%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9204 Montana St	0.11mi	3/2.0 (-1)	1,716 (+2%)	3mo	$265,000	$154	84
9201 Montana St	0.12mi	3/2.0 (-1)	1,568 (-7%)	17mo	$229,900	$147	64
5912 Kentucky St	0.37mi	3/2.0 (-1)	1,568 (-7%)	4mo	$249,000	$159	63
9100 Montana St	0.38mi	4/2.0	1,874 (+12%)	6mo	$218,000	$116	58
9316 Colorado St	0.35mi	3/2.0 (-1)	1,792 (+7%)	14mo	$189,900	$106	56
9201 1st St	0.56mi	3/2.0 (-1)	1,568 (-7%)	13mo	$229,000	$146	47
9204 Kansas St	0.36mi	3/2.0 (-1)	1,920 (+14%)	13mo	$229,900	$120	44
5613 Texas St	0.44mi	3/2.0 (-1)	1,456 (-13%)	10mo	$229,000	$157	44
9104 Montana St	0.36mi	3/2.0 (-1)	1,848 (+10%)	22mo	$249,900	$135	43
9220 Kansas St	0.38mi	3/2.0 (-1)	1,456 (-13%)	22mo	$199,900	$137	37
5520 Texas St	0.55mi	3/2.0 (-1)	1,848 (+10%)	23mo	$219,900	$119	34

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-25,905
• Equity at exit: $36,754

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,636
• Equity at exit: $21,313

Cash invested: $69,020 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 421
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,293
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $221

Break-even live

Break-even rent $1,971

Max offer price $246,500

Occupancy floor 85%

Sensitivity live

Price	-10% $361	-5% $291	+0% $221	+5% $152	+10% $82
Rent	-10% $43	-5% $132	+0% $221	+5% $310	+10% $399
Rate	-1.0pp $345	-0.5pp $284	base $221	+0.5pp $157	+1.0pp $92

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: $61,625
• Closing costs: $7,395
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $246,500 Active 59 DOM
2. 2026-06-18
   days on market $246,500 Active 56 DOM
3. 2026-06-17
   days on market $246,500 Active 55 DOM
4. 2026-06-16
   days on market $246,500 Active 54 DOM
5. 2026-06-15
   days on market $246,500 Active 53 DOM
6. 2026-06-13
   days on market $246,500 Active 51 DOM
7. 2026-06-13
   days on market $246,500 Active 50 DOM
8. 2026-06-09
   days on market $246,500 Active 47 DOM
9. 2026-06-08
   days on market $246,500 Active 46 DOM
10. 2026-06-07
    days on market $246,500 Active 45 DOM
11. 2026-06-04
    days on market $246,500 Active 42 DOM
12. 2026-06-03
    days on market $246,500 Active 41 DOM
13. 2026-06-02
    days on market $246,500 Active 40 DOM
14. 2026-06-01
    days on market $246,500 Active 39 DOM
15. 2026-05-31
    days on market $246,500 Active 38 DOM
16. 2026-04-19
    listed $246,500 Active 1562-char remark
17. 2025-10-30
    soldstatus

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $4,511 · $376/mo
• Expected delta: +$2,570/yr (+$214/mo · 132.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,014
• − Mortgage interest: −$13,808
• − Property taxes: −$1,941
• − Insurance: −$1,232
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$7,171
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $3,006/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: Godley ISD
• NCES district ID: 4820960
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $59,332
• Composite: 32.06/100
• National rank: #5820
• State rank: #466 of 826 in TX

Livability — Godley

• Score: 73/100
• State rank: #226
• US rank: #5528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,531

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.22%
• Current HPI: 265.6513
• 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

2 events — show timeline

• 2026-04-19 Listed $246,500 NTREIS
• 2025-10-30 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,941 · +12.3% YoY. Source: county tax records.