312 Goddard Ave · Panhandle, TX 79068

$132,500

3 bd · 1.0 ba · 1,512 sqft · Manufactured public records · 38 Days on market

Built 1986 ↓ 5% since listing

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! This 3-bed, 2-bath home offers strong potential for buyers seeking a property with solid fundamentals and room for value-add improvements. Sitting on a spacious corner lot, the property presents opportunities for exterior upgrades or future expansion, while the existing double carport and storm cellar add practical appeal for long-term renters or future buyers alike. Inside, a cozy wood-burning fireplace adds warmth to the living space. Additional amenities include a metal roof, two storage buildings for added functionality, and a newer HVAC system still under warranty, providing peace of mind and long-term value for these crazy Texas summers. With its functional layout, e

Key facts

• Built 1986
• Listed 38 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; North-facing
• Construction: Metal roof
• Exterior features: Corner lot; Storage structure on the property

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#21 in TX, #1,354 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Panhandle ISD (rural): math 73% / reading 61% proficiency, ranked #27 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Panhandle El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 317 students, 32% FRL); Panhandle J H (math 77% / reading 57%, grade A-, #84 of 1,662 statewide, top 5%, 151 students, 32% FRL); Panhandle H S (math 74% / reading 74%, grade B+, #82 of 1,632 statewide, top 6%, 189 students, 26% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 23 active listings in the ZIP; 39 units permitted in Carson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,132
• Equity at exit: $19,756

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $14,318
• Equity at exit: $11,456

Cash invested: $37,100 (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 79068

• Home prices YoY: -17.0%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $241

Break-even live

Break-even rent $1,048

Max offer price $132,500

Occupancy floor 77%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $132,500 Pending 38 DOM
2. 2026-06-03
   days on market $132,500 Active 37 DOM
3. 2026-06-02
   days on market $132,500 Active 36 DOM
4. 2026-06-01
   days on market $132,500 Active 35 DOM
5. 2026-05-31
   days on market $132,500 Active 34 DOM
6. 2026-05-30
   days on market $132,500 Active 33 DOM
7. 2026-05-15
   price $132,500 789-char remark
8. 2026-04-27
   listed $140,000 Active 789-char remark
9. 2003-09-30
   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: $930 · $78/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,495/yr (+$125/mo · 160.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,237
• − Mortgage interest: −$7,422
• − Property taxes: −$930
• − Insurance: −$662
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,855
• Taxable income: $770
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,712/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: Panhandle ISD
• NCES district ID: 4834230
• Math proficiency: 73% ▲ 4.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $63,893
• Composite: 58.27/100
• National rank: #1021
• State rank: #27 of 826 in TX

Livability — Panhandle

• Score: 81/100
• State rank: #21
• US rank: #1354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Panhandle, TX
• Population (ZIP): 3,124

Population outlook (Carson County) Hauer SSP2

• Today (2025): 5,631 people
• By 2030: 5,516 · -2.0%
• By 2040: 5,190 · -7.8%
• By 2050: 5,007 · -11.1%
• By 2075: 4,509 · -19.9%
• By 2100: 3,458 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 5% Native American 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carson

• 2024 margin: Solid R (+81.2) · D 9.1% · R 90.3%
• 2008→2024 swing: -9.3pp toward R · 2008: -71.9pp · 2024: -81.2pp
• All cycles: 2024: R+81.2 2020: R+79.5 2016: R+80.4 2012: R+77.8 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.95%
• Current HPI: 171.0533
• 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

-5.4% since first listed

4 events — show timeline

• 2026-06-05 Pending — AARMLS
• 2026-05-15 Price Changed $132,500 AARMLS
• 2026-04-27 Listed $140,000 AARMLS
• 2003-09-30 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $930 · +20.8% YoY. Source: county tax records.