9795 2nd St · Godley, TX 76058

$199,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 85 Days on market

Built 1997 Good condition 1.01 ac lot $149/sqft · 17% below area Est $240k · 17% under ↓ 11% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

Key facts

• New cabinets
• 1 acre
• 1.01 acre lot

Tags

• REMODELED MOBILE HOME
• 1 ACRE
• ADDITIONAL 1.65 ACRE LOT
• KITCHEN COMPLETELY RE-DONE
• NEW CABINETS
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 420 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 85 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $239,950
• List price: $199,900
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9621 2nd St	0.12mi	3/2.0	1,280 (-5%)	9mo	$268,900	$210	79
5812 Kentucky St	0.56mi	3/2.0	1,344 (0%)	12mo	$217,000	$161	64
5509 Texas St	0.58mi	4/2.0 (+1)	1,456 (+8%)	1mo	$249,900	$172	53

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,654
• Equity at exit: $29,806

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,531
• Equity at exit: $17,284

Cash invested: $55,972 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 420
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $215

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 84%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $199,900 Pending 85 DOM
2. 2026-04-18
   price $199,900 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

3. 2026-04-07
   status Active 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

4. 2026-03-30
   status Pending 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

5. 2026-03-25
   historical Active Option Contract 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

6. 2026-03-05
   status Active 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

7. 2026-03-03
   historical Active Option Contract 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

8. 2026-02-26
   listed $225,000 Active 932-char remark

   Show marketing remark (932 chars)

   VA loan or CASH only - Freshly remodeled Mobile home on 1 acre with an additional 1.65 acre lot available (see MLS listing # 21191868 ). Light and bright! Kitchen has been completely re-done with brand new cabinets, subway tile backsplash, new fixtures, grey and white granite countertops in kitchen and contrasting antiqued black granite on kitchen island. Wood burning fireplace invites you to come relax in the large living room. Split bedroom design allows for everybody to have their own space with 2 bedrooms and one bathroom on one side of the home, and the roomy primary suite on the other. Primary bathroom has a large walk in closet, stand in shower, soaking tub, dual vanities, and full length linen cabinet. From your back porch you will have great sunset views. Ceiling fans throughout. For anybody securing a VA loan, Seller has agreed to have home retrofitted and provide engineers report, to satisfy VA requirements.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,253
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,815
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $2,736/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 · 14 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent renovations, offering a fresh and inviting interior. The exterior is well-maintained, and the property has a good curb appeal. Minor touch-ups, such as painting the exterior and landscaping, could further enhance its resale value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping the front yard — A well-maintained front yard can attract more potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping the front yard — A well-maintained front yard can attract more potential buyers. ↑

ⓘ 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

• Population (ZIP): 21,531

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

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: ▼ -86.22%
• Current HPI: 265.6513
• 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

-11.2% since first listed

7 events — show timeline

• 2026-04-18 Price Changed $199,900 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-03-30 Pending — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-03-05 Relisted — NTREIS
• 2026-03-03 Contingent — NTREIS
• 2026-02-26 Listed $225,000 NTREIS