210 Harp Ave · Godley, TX 76044

$290,000

3 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 120 Days on market

Built 2017 8,625 sqft lot $171/sqft · 16% below area Est $344k · 16% under ↓ 19% since listing

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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 +14.5/15.0
• Cash flow +7.3/30.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

Key facts

• Open concept living
• Unique small office
• Huge island

Tags

• CERAMIC WOOD LOOK TILE
• OPEN CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• HUGE ISLAND
• UNIQUE SMALL OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (16.2% below list).
• Recommended offer: $222k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: schools D+, health & safety D+, amenities 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.
• Market conditions: 565 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 120 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,400 (23.3% 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 120 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 9.9

CMA / ARV

• ARV (median comp): $343,628
• List price: $290,000
• Delta: -15.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Harp Ave	0.06mi	3/2.0	1,691 (0%)	12mo	$300,000	$177	88
216 Rees Ave	0.10mi	3/2.0	1,635 (-3%)	7mo	$299,900	$183	84
205 Mckittrick Ln	0.04mi	4/2.0 (+1)	1,703 (+1%)	12mo	$319,900	$188	82
222 Rees Ave	0.11mi	3/2.0	1,834 (+8%)	3mo	$325,000	$177	78
206 Mckittrick Ln	0.08mi	4/2.0 (+1)	1,810 (+7%)	3mo	$322,000	$178	77
224 Harp Ave	0.10mi	3/2.0	1,796 (+6%)	11mo	$300,000	$167	76
213 Bayless	0.09mi	4/2.0 (+1)	1,920 (+14%)	11mo	$345,999	$180	59
207 Rees Ave	0.08mi	4/2.0 (+1)	1,940 (+15%)	15mo	$364,000	$188	54
301 N 2nd St	0.64mi	3/2.5	1,664 (-2%)	14mo	$330,000	$198	54
108 N 2nd St	0.51mi	4/3.0 (+1)	1,574 (-7%)	8mo	$305,000	$194	49
300 W Godley Ave	0.64mi	3/2.0	1,531 (-10%)	7mo	$265,000	$173	48
113 Sammy St	0.75mi	3/2.0	1,916 (+13%)	15mo	$384,900	$201	31

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-71,145
• Equity at exit: $43,240

10-year hold

• IRR: -22.2%
• Equity multiple: -0.14×
• Total profit: $-92,442
• Equity at exit: $25,074

Cash invested: $81,200 (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 76044

• Home prices YoY: -12.4%
• Active inventory: 565
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$661 /mo · $7,928/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-383

Break-even live

Break-even rent $2,914

Max offer price $222,400

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-301	+0% $-383	+5% $-465	+10% $-547
Rent	-10% $-575	-5% $-479	+0% $-383	+5% $-287	+10% $-191
Rate	-1.0pp $-237	-0.5pp $-309	base $-383	+0.5pp $-458	+1.0pp $-534

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,400	$1.38	1d	1	0.13mi
812 Rodgers Ave Godley, TX	3.0	2.0	1747	$2,600	$1.49	44d	1	0.81mi
201 Cliff Ct Godley, TX	3.0	2.0	1852	$2,900	$1.57	10d	1	1.07mi
644 The Cottages Dr Godley, TX	3.0	2.0	1662	$1,995	$1.20	44d	1	1.12mi

Listing history 27 events

1. 2026-06-18
   days on market $290,000 Active 120 DOM
2. 2026-06-17
   days on market $290,000 Active 119 DOM
3. 2026-06-16
   days on market $290,000 Active 118 DOM
4. 2026-06-15
   days on market $290,000 Active 117 DOM
5. 2026-06-13
   days on market $290,000 Active 115 DOM
6. 2026-06-13
   days on market $290,000 Active 114 DOM
7. 2026-06-09
   days on market $290,000 Active 111 DOM
8. 2026-06-08
   days on market $290,000 Active 110 DOM
9. 2026-06-07
   days on market $290,000 Active 109 DOM
10. 2026-06-04
    days on market $290,000 Active 106 DOM
11. 2026-06-03
    days on market $290,000 Active 105 DOM
12. 2026-06-02
    days on market $290,000 Active 104 DOM
13. 2026-06-01
    days on market $290,000 Active 103 DOM
14. 2026-05-31
    days on market $290,000 Active 102 DOM
15. 2026-05-19
    price $290,000 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

16. 2026-05-07
    price $295,000 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

17. 2026-04-27
    price $310,000 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

18. 2026-04-16
    price $319,400 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

19. 2026-03-30
    price $319,900 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

20. 2026-02-18
    listed $330,000 Active 503-char remark

    Show marketing remark (503 chars)

    Motivated Seller! Newer 3,2,2 in Godley ISD. Ceramic wood look tile floor throughout main living areas, Open concept living and kitchen with stainless steel appliances and a huge island great for entertaining. Floor plan has a unique small office just off of the main hall great for the work from home crowd or school projects. This property has been well maintained and is conveniently located within a short drive of the town of Godley with an easy commute to Fort Worth via the Chisolm Trail Parkway.

21. 2022-10-05
    soldstatus
22. 2022-10-01
    soldstatus Closed 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

23. 2022-09-06
    status Pending 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

24. 2022-08-29
    historical Active Option Contract 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

25. 2022-08-24
    price $344,900 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

26. 2022-08-03
    price $349,900 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

27. 2022-07-22
    listed $360,000 Active 467-char remark

    Show marketing remark (467 chars)

    This beautifully maintained home in Godley ISD sits on a well-manicured lot. The 3 bedroom, 2 bathroom, 2 car garage brick house was built in 2017 and features an open concept floorplan that is perfect for entertaining and a separate office space. The home has a covered patio with exterior TV hookups and a privacy fence. If you're ready for quiet, small town living that is close to local amenities then this may the perfect home for you. New survey coming soon.

ⓘ 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: $7,928 · $661/mo
• Projected year-2 tax: $7,928 · $661/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 7/10 Severe 7 d/yr ≥109°F today · 26 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: $29,159
• − Mortgage interest: −$16,245
• − Property taxes: −$7,928
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$8,436
• Taxable loss: −$9,565
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $-2,296/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

-19.4% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $290,000 NTREIS
• 2026-05-07 Price Changed $295,000 NTREIS
• 2026-04-27 Price Changed $310,000 NTREIS
• 2026-04-16 Price Changed $319,400 NTREIS
• 2026-03-30 Price Changed $319,900 NTREIS
• 2026-02-18 Listed $330,000 NTREIS
• 2022-10-05 Sold (Public Records) — Public Records
• 2022-10-01 Sold (MLS) — NTREIS
• 2022-09-06 Pending — NTREIS
• 2022-08-29 Contingent — NTREIS
• 2022-08-24 Price Changed $344,900 NTREIS
• 2022-08-03 Price Changed $349,900 NTREIS
• 2022-07-22 Listed $360,000 NTREIS

Property tax history

+45.3%/yr

Latest (2025): $7,928 · +9.7% YoY. Source: county tax records.