641 The Cottages Dr · Godley, TX 76044

$275,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 115 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
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +1.6/10.0
• 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 $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.6% below list).
• Recommended offer: $213k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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); Godley H S (math 27% / reading 51%, grade F, #859 of 1,632 statewide, top 53%, 777 students, 42% FRL).
• Market conditions: 570 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 115 days — a 9% lower offer ($250k) 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 $212,612 (22.7% 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 115 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: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 9.8

CMA / ARV

• ARV (median comp): $343,910
• List price: $275,000
• Delta: -20.04%
• 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%)	0mo	$360,000	$210	81
500 Highview Ct	0.20mi	3/2.0	1,712 (+6%)	9mo	$348,000	$203	72
517 Highview Ct	0.19mi	3/2.0	1,798 (+12%)	2mo	$335,000	$186	70
200 High Ridge Ct	0.18mi	4/2.0 (+1)	1,762 (+9%)	6mo	$369,000	$209	66
301 N 2nd St	0.49mi	3/2.5	1,664 (+3%)	14mo	$330,000	$198	58
300 W Godley Ave	0.61mi	3/2.0	1,531 (-5%)	7mo	$265,000	$173	58
108 N 2nd St	0.62mi	4/3.0 (+1)	1,574 (-2%)	8mo	$305,000	$194	52
432 Avian Way	0.56mi	2/2.0 (-1)	1,794 (+11%)	1mo	$299,990	$167	49
517 Mckittrick Ct	0.67mi	3/2.0	1,759 (+9%)	6mo	$369,000	$210	48
525 Mckittrick Ct	0.68mi	3/2.0	1,807 (+12%)	3mo	$359,500	$199	45
109 S 6th St	0.68mi	3/2.0	1,375 (-15%)	9mo	$284,500	$207	37
112 Sammy St	0.73mi	3/2.0	1,825 (+13%)	13mo	$369,500	$202	33

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-66,830
• Equity at exit: $41,003

10-year hold

• IRR: -21.6%
• Equity multiple: -0.12×
• Total profit: $-86,244
• 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 →

ZIP-level market 76044

• Home prices YoY: -12.4%
• Active inventory: 570
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$652 /mo · $7,827/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-353

Break-even live

Break-even rent $2,796

Max offer price $212,612

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-275	+0% $-353	+5% $-431	+10% $-509
Rent	-10% $-539	-5% $-446	+0% $-353	+5% $-260	+10% $-168
Rate	-1.0pp $-215	-0.5pp $-283	base $-353	+0.5pp $-424	+1.0pp $-497

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
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.01mi
201 Cliff Ct Godley, TX	3.0	2.0	1852	$2,900	$1.57	12d	1	0.18mi
812 Rodgers Ave Godley, TX	3.0	2.0	1747	$2,600	$1.49	45d	1	0.66mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1692	$2,499	$1.48	18d	1	0.88mi
920 Elk Ridge Run Godley, TX	3.0	2.0	1683	$2,499	$1.48	13d	1	0.88mi
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,375	$1.37	0d	1	1.16mi

Listing history 38 events

1. 2026-06-21
   days on market $275,000 Active 115 DOM
2. 2026-06-18
   price $275,000 Active 112 DOM
3. 2026-06-18
   days on market $289,000 Active 112 DOM
4. 2026-06-17
   days on market $289,000 Active 111 DOM
5. 2026-06-16
   days on market $289,000 Active 110 DOM
6. 2026-06-15
   days on market $289,000 Active 109 DOM
7. 2026-06-13
   days on market $289,000 Active 107 DOM
8. 2026-06-13
   days on market $289,000 Active 106 DOM
9. 2026-06-09
   days on market $289,000 Active 103 DOM
10. 2026-06-08
    days on market $289,000 Active 102 DOM
11. 2026-06-07
    days on market $289,000 Active 101 DOM
12. 2026-06-04
    days on market $289,000 Active 98 DOM
13. 2026-06-03
    days on market $289,000 Active 97 DOM
14. 2026-06-02
    days on market $289,000 Active 96 DOM
15. 2026-06-01
    days on market $289,000 Active 95 DOM
16. 2026-05-31
    days on market $289,000 Active 94 DOM
17. 2026-02-26
    listed $289,000 Active 865-char remark

    Show marketing remark (865 chars)

    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.

18. 2025-09-12
    historical
19. 2025-08-13
    price $289,000
20. 2025-04-10
    price $299,000
21. 2025-03-19
    price $305,000
22. 2025-03-05
    listed $319,000 Active
23. 2024-11-11
    status Pending
24. 2024-10-31
    historical Active Option Contract
25. 2024-10-31
    historical
26. 2024-08-30
    price $290,000
27. 2024-07-18
    price $300,000
28. 2024-05-30
    price $310,000
29. 2024-04-20
    listed $320,000 Active
30. 2024-03-14
    historical
31. 2024-03-01
    price $322,000
32. 2024-01-10
    price $330,280
33. 2023-12-29
    listed $335,280 Active
34. 2022-11-23
    soldstatus Closed
35. 2022-10-21
    price $313,310
36. 2022-10-19
    historical Active Contingent
37. 2022-08-22
    price $307,500
38. 2022-08-10
    listed $313,900 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: $7,827 · $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: $28,189
• − Mortgage interest: −$15,404
• − Property taxes: −$7,827
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$8,000
• Taxable loss: −$8,927
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-2,095/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-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.