109 S 1st St · Godley, TX 76044

$245,000

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 32 Days on market

Built 2005 0.31 ac lot Est $284k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +12.7/30.0
• 1% rule +5.1/10.0
• DSCR +3.8/10.0
• 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 MLS

3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

Key facts

• Private bath oasis
• Expansive backyard
• Modern kitchen

Tags

• REMODELED RANCH-STYLE
• HARDWOOD FLOORS
• MODERN KITCHEN
• STAINLESS-STEEL APPLIANCES
• PRIVATE BATH OASIS
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Minerals owned excluded from sale
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Property is attached
• Construction: Composition roof; Rock/stone and siding exterior; Pillar/post/pier foundation; Year built not specified
• Exterior features: Lot under 0.5 acre (approximately 0.311 acres)

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: High-speed internet available; Tile counters; One living area; One dining area; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-25 ($-304/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Legacy El (math 39% / reading 37%, grade F, #1,709 of 4,322 statewide, top 40%, 408 students, 32% FRL) — zoned schools average 32% FRL vs 48% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 565 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 32 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% 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 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.01% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $284,115
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Godley Ave	0.41mi	3/2.0	1,531 (+5%)	7mo	$265,000	$173	67
108 N 2nd St	0.14mi	4/3.0 (+1)	1,574 (+8%)	8mo	$305,000	$194	65
109 S 6th St	0.40mi	3/2.0	1,375 (-6%)	9mo	$284,500	$207	64
107 S 6th St	0.40mi	3/2.0	1,332 (-9%)	6mo	$299,500	$225	62
216 Rees Ave	0.32mi	3/2.0	1,635 (+12%)	7mo	$299,900	$183	59
303 N Main St	0.34mi	3/2.0	1,568 (+8%)	16mo	$334,900	$214	58
209 W Links Dr	0.57mi	3/2.0	1,438 (-1%)	22mo	$279,900	$195	53
109 Hackberry Ave	0.42mi	2/1.0 (-1)	1,320 (-9%)	4mo	$235,000	$178	52
304 N 5th St	0.38mi	3/2.0	1,568 (+8%)	21mo	$224,900	$143	52
301 N 2nd St	0.25mi	3/2.5	1,664 (+14%)	14mo	$330,000	$198	51
109 S Coleman	0.45mi	3/2.0	1,248 (-14%)	12mo	$200,000	$160	45
241 Amelia Ave	0.57mi	3/2.0	1,332 (-9%)	21mo	$319,500	$240	42

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-41,096
• Equity at exit: $36,530

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-36,983
• Equity at exit: $21,183

Cash invested: $68,600 (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 76044

• Home prices YoY: -12.4%
• Active inventory: 565
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,479 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$597 /mo · $7,158/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-25

Break-even live

Break-even rent $2,511

Max offer price $240,531

Occupancy floor 96%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Rodgers Ave Godley, TX	3.0	2.0	1747	$2,600	$1.49	43d	1	0.46mi
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,400	$1.38	1d	1	0.50mi
201 Cliff Ct Godley, TX	3.0	2.0	1852	$2,900	$1.57	10d	1	0.70mi
644 The Cottages Dr Godley, TX	3.0	2.0	1662	$1,995	$1.20	43d	1	0.72mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1692	$2,499	$1.48	16d	1	1.30mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1683	$2,499	$1.48	10d	1	1.30mi

Listing history 33 events

1. 2026-06-18
   days on market $245,000 Active 32 DOM
2. 2026-06-17
   days on market $245,000 Active 31 DOM
3. 2026-06-16
   days on market $245,000 Active 30 DOM
4. 2026-06-15
   days on market $245,000 Active 29 DOM
5. 2026-06-13
   days on market $245,000 Active 27 DOM
6. 2026-06-13
   days on market $245,000 Active 26 DOM
7. 2026-06-09
   days on market $245,000 Active 23 DOM
8. 2026-06-08
   days on market $245,000 Active 22 DOM
9. 2026-06-07
   days on market $245,000 Active 21 DOM
10. 2026-06-04
    days on market $245,000 Active 18 DOM
11. 2026-06-03
    days on market $245,000 Active 17 DOM
12. 2026-06-02
    days on market $245,000 Active 16 DOM
13. 2026-06-01
    days on market $245,000 Active 15 DOM
14. 2026-05-31
    days on market $245,000 Active 14 DOM
15. 2026-05-17
    listed $245,000 Active
16. 2024-10-21
    historical
17. 2024-07-24
    price $245,000
18. 2024-07-02
    price $257,500
19. 2024-06-17
    price $262,500
20. 2024-05-12
    listed $265,000 Active
21. 2022-05-20
    soldstatus
22. 2022-05-19
    soldstatus Closed 302-char remark

    Show marketing remark (302 chars)

    3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

23. 2022-05-05
    status Pending 302-char remark

    Show marketing remark (302 chars)

    3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

24. 2022-04-23
    historical Active Option Contract 302-char remark

    Show marketing remark (302 chars)

    3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

25. 2022-04-05
    price $249,900 302-char remark

    Show marketing remark (302 chars)

    3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

26. 2022-03-29
    listed $267,500 Active 302-char remark

    Show marketing remark (302 chars)

    3-2 home in Godley. 2 living areas with wood floors , kitchen with tile countertops, built in microwave , large dining area and walk in pantry. Spacious bedrooms with wood floors. Enjoy the wonderful outdoors on the wooden deck with large fenced backyard. Showings to begin on Friday April 1st at 5pm

27. 2017-03-14
    status Pending
28. 2017-03-01
    historical Active Option Contract
29. 2017-02-27
    historical
30. 2017-02-17
    listed $143,900 Active
31. 2013-05-10
    historical
32. 2013-03-04
    price $114,500
33. 2013-01-18
    listed $119,000 Active

ⓘ 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: $7,158 · $597/mo
• Projected year-2 tax: $7,158 · $597/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $29,744
• − Mortgage interest: −$13,724
• − Property taxes: −$7,158
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$7,127
• Taxable loss: −$4,250
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $716/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

• Census place: Godley, TX
• Population (ZIP): 8,759

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -36.58%
• Current HPI: 259.1029
• 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

+105.9% since first listed

19 events — show timeline

• 2026-05-17 Listed $245,000 NTREIS
• 2024-10-21 Listing Removed — NTREIS
• 2024-07-24 Price Changed $245,000 NTREIS
• 2024-07-02 Price Changed $257,500 NTREIS
• 2024-06-17 Price Changed $262,500 NTREIS
• 2024-05-12 Listed $265,000 NTREIS
• 2022-05-20 Sold (Public Records) — Public Records
• 2022-05-19 Sold (MLS) — NTREIS
• 2022-05-05 Pending — NTREIS
• 2022-04-23 Contingent — NTREIS
• 2022-04-05 Price Changed $249,900 NTREIS
• 2022-03-29 Listed $267,500 NTREIS
• 2017-03-14 Pending — NTREIS
• 2017-03-01 Contingent — NTREIS
• 2017-02-27 Listing Removed — NTREIS
• 2017-02-17 Listed $143,900 NTREIS
• 2013-05-10 Listing Removed — NTREIS
• 2013-03-04 Price Changed $114,500 NTREIS
• 2013-01-18 Listed $119,000 NTREIS

Property tax history

+9.1%/yr

Latest (2025): $7,158 · +31.6% YoY. Source: county tax records.