641 The Cottages Dr · Godley, TX 76044

$275,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 163 Days on market

Built 2022 Good condition 4,704 sqft lot $171/sqft · 20% below area Est $344k · 20% under ↓ 8% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional Cottage with like-new ambiance,3 beds,2 full size baths spread across 1610 square feet open floor plan. Step inside and discover updated cabinetry in both laundry and bath, offering a contemporary touch. Embrace the warmth of the newly installed luxury vinyl plank flooring that extends gracefully throughout the entire home, creating a seamless and stylish living space. The thoughtful addition of wood blind window coverings enhances privacy but also adds a touch of timeless elegance to every room. Newly installed Specialty lighting and ceiling fans recently added to the entire home. The spacious Primary Bedroom serves as your personal sanctuary. The inviting ensuite bath is a perfect retreat, promising relaxation and comfort after a long day. The Primary closet is HUGE at 9 Ft Long with a exterior window which adds natural light to the space.

Key facts

• Specialty lighting
• Ceiling fans
• Ensuite bath

Tags

• UPDATED CABINETRY
• LUXURY VINYL PLANK FLOORING
• WOOD BLIND WINDOW COVERINGS
• SPECIALTY LIGHTING
• CEILING FANS
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (14.8% below list).
• Recommended offer: $212k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.6% 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); Godley H S (math 27% / reading 51%, grade F, #859 of 1,632 statewide, top 53%, 777 students, 42% FRL).
• Market conditions: 649 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $8k 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 163 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 2.8% of price.

Recommended offer $211,875 (23.0% 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 163 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: 0.85% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 9.8

CMA / ARV

• ARV (median comp): $344,016
• List price: $275,000
• Delta: -20.06%
• 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
568 Highview Ct	0.17mi	3/2.0	1,713 (+6%)	2mo	$360,000	$210	80
500 Highview Ct	0.20mi	3/2.0	1,712 (+6%)	11mo	$348,000	$203	71
517 Highview Ct	0.19mi	3/2.0	1,798 (+12%)	3mo	$335,000	$186	69
200 High Ridge Ct	0.18mi	4/2.0 (+1)	1,762 (+9%)	8mo	$369,000	$209	64
592 Highview Ct	0.23mi	3/2.5	1,843 (+14%)	1mo	$360,000	$195	63
300 W Godley Ave	0.61mi	3/2.0	1,531 (-5%)	9mo	$265,000	$173	56
108 N 2nd St	0.62mi	4/3.0 (+1)	1,574 (-2%)	10mo	$305,000	$194	50
432 Avian Way	0.56mi	2/2.0 (-1)	1,794 (+11%)	3mo	$299,990	$167	48
517 Mckittrick Ct	0.67mi	3/2.0	1,759 (+9%)	7mo	$369,000	$210	47
525 Mckittrick Ct	0.68mi	3/2.0	1,807 (+12%)	5mo	$359,500	$199	44
109 S 6th St	0.68mi	3/2.0	1,375 (-15%)	10mo	$284,500	$207	35
112 Sammy St	0.73mi	3/2.0	1,825 (+13%)	14mo	$369,500	$202	32

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-67,096
• Equity at exit: $41,003

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-86,818
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 13 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $310,990 ($178/sqft)
• Median days on market: 98 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +20.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76044

• Home prices YoY: -12.4%
• Active inventory: 649
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$652 /mo · $7,827/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-357

Break-even live

Break-even rent $2,796

Max offer price $211,875

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-280	+0% $-357	+5% $-435	+10% $-513
Rent	-10% $-542	-5% $-450	+0% $-357	+5% $-265	+10% $-172
Rate	-1.0pp $-219	-0.5pp $-287	base $-357	+0.5pp $-429	+1.0pp $-501

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: $68,750
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 The Cottages Dr Godley, TX	3.0	2.0	1662	$1,995	$1.20	93d	1	0.01mi
201 Cliff Ct Godley, TX	3.0	2.0	1852	$2,900	$1.57	59d	1	0.18mi
812 Rodgers Ave Godley, TX	3.0	2.0	1747	$2,600	$1.49	93d	1	0.66mi
620 E Godley Ave Godley, TX	3.0	2.0	1717	$2,295	$1.34	0d	1	0.74mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1692	$2,499	$1.48	66d	1	0.88mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1683	$2,499	$1.48	60d	1	0.88mi
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,350	$1.35	0d	1	1.16mi
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,375	$1.37	39d	1	1.16mi
13404 Balderdash Ct Godley, TX	3.0–5.0	2.0–2.5	2025	$2,270	$1.12	0d	1	1.34mi

Listing history 50 events

1. 2026-08-08
   days on market $275,000 Active 163 DOM
2. 2026-08-06
   days on market $275,000 Active 161 DOM
3. 2026-08-05
   days on market $275,000 Active 160 DOM
4. 2026-08-04
   days on market $275,000 Active 159 DOM
5. 2026-08-03
   days on market $275,000 Active 158 DOM
6. 2026-07-31
   days on market $275,000 Active 155 DOM
7. 2026-07-30
   days on market $275,000 Active 154 DOM
8. 2026-07-30
   days on market $275,000 Active 153 DOM
9. 2026-07-28
   days on market $275,000 Active 152 DOM
10. 2026-07-26
    days on market $275,000 Active 150 DOM
11. 2026-07-24
    days on market $275,000 Active 148 DOM
12. 2026-07-23
    days on market $275,000 Active 147 DOM
13. 2026-07-22
    days on market $275,000 Active 146 DOM
14. 2026-07-21
    days on market $275,000 Active 145 DOM
15. 2026-07-20
    days on market $275,000 Active 144 DOM
16. 2026-07-18
    days on market $275,000 Active 142 DOM
17. 2026-07-18
    days on market $275,000 Active 141 DOM
18. 2026-07-16
    days on market $275,000 Active 140 DOM
19. 2026-07-15
    days on market $275,000 Active 139 DOM
20. 2026-07-14
    days on market $275,000 Active 138 DOM
21. 2026-07-13
    days on market $275,000 Active 137 DOM
22. 2026-07-13
    days on market $275,000 Active 136 DOM
23. 2026-07-11
    days on market $275,000 Active 135 DOM
24. 2026-07-10
    days on market $275,000 Active 134 DOM
25. 2026-07-09
    days on market $275,000 Active 133 DOM
26. 2026-07-07
    days on market $275,000 Active 131 DOM
27. 2026-07-06
    days on market $275,000 Active 130 DOM
28. 2026-07-06
    days on market $275,000 Active 129 DOM
29. 2026-07-05
    days on market $275,000 Active 128 DOM
30. 2026-07-03
    days on market $275,000 Active 127 DOM
31. 2026-07-02
    days on market $275,000 Active 126 DOM
32. 2026-07-01
    days on market $275,000 Active 125 DOM
33. 2026-06-30
    days on market $275,000 Active 124 DOM
34. 2026-06-29
    days on market $275,000 Active 123 DOM
35. 2026-06-28
    days on market $275,000 Active 122 DOM
36. 2026-06-27
    days on market $275,000 Active 121 DOM
37. 2026-06-26
    days on market $275,000 Active 120 DOM
38. 2026-06-24
    days on market $275,000 Active 118 DOM
39. 2026-06-22
    days on market $275,000 Active 116 DOM
40. 2026-06-21
    days on market $275,000 Active 115 DOM
41. 2026-06-18
    price $275,000 Active 112 DOM
42. 2026-06-18
    days on market $289,000 Active 112 DOM
43. 2026-06-17
    days on market $289,000 Active 111 DOM
44. 2026-06-16
    days on market $289,000 Active 110 DOM
45. 2026-06-15
    days on market $289,000 Active 109 DOM
46. 2026-06-13
    days on market $289,000 Active 107 DOM
47. 2026-06-13
    days on market $289,000 Active 106 DOM
48. 2026-06-09
    days on market $289,000 Active 103 DOM
49. 2026-06-08
    days on market $289,000 Active 102 DOM
50. 2026-06-07
    days on market $289,000 Active 101 DOM

ⓘ 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: $7,827 · $652/mo
• Projected year-2 tax: $7,827 · $652/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,125
• − Mortgage interest: −$15,404
• − Property taxes: −$7,827
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$8,000
• Taxable loss: −$8,980
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $-2,133/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,050–$24,150 screening

This home is in good condition with updated features and a fresh paint job, making it a great candidate for a cosmetic renovation to enhance its resale value.

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Both install smart home devices — improves convenience and energy efficiency ↑
• Resale landscape front yard — enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Godley El Middle Godley Middle High Godley H S F TX #859/1,632 Nat'l #8,724/17,239

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

B Composite livability gradescore 73/100

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
• County: Johnson · 179,678 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 8,759
• Household income: $103,795
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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

-7.9% since first listed

22 events — show timeline

• 2026-02-26 Listed $289,000 NTREIS
• 2025-09-12 Listing Removed — NTREIS
• 2025-08-13 Price Changed $289,000 NTREIS
• 2025-04-10 Price Changed $299,000 NTREIS
• 2025-03-19 Price Changed $305,000 NTREIS
• 2025-03-05 Listed $319,000 NTREIS
• 2024-11-11 Pending — NTREIS
• 2024-10-31 Contingent — NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-08-30 Price Changed $290,000 NTREIS
• 2024-07-18 Price Changed $300,000 NTREIS
• 2024-05-30 Price Changed $310,000 NTREIS
• 2024-04-20 Listed $320,000 NTREIS
• 2024-03-14 Listing Removed — NTREIS
• 2024-03-01 Price Changed $322,000 NTREIS
• 2024-01-10 Price Changed $330,280 NTREIS
• 2023-12-29 Listed $335,280 NTREIS
• 2022-11-23 Sold (MLS) — NTREIS
• 2022-10-21 Price Changed $313,310 NTREIS
• 2022-10-19 Contingent — NTREIS
• 2022-08-22 Price Changed $307,500 NTREIS
• 2022-08-10 Listed $313,900 NTREIS

Property tax history

+86.1%/yr

Latest (2025): $7,827 · +9.7% YoY. Source: county tax records.