232 Hideaway Ln · Goodrich, TX 77335

$149,000

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 44 Days on market

Built 1967 7,949 sqft lot $109/sqft · 37% below area Est $237k · 37% under · waterfront $15/mo HOA · 1% of rent

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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 +10.3/30.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this inviting home with a spacious open-concept living and dining area designed to make the most of everyday living and entertaining. The kitchen offers convenient bar seating and flows seamlessly into the main living space, creating a comfortable and connected layout. The large primary bedroom features an ensuite bath and a walk-in closet with built-in storage, while two additional bedrooms provide flexibility for guests, work-from-home needs, or hobbies. Step outside to a generous deck, partially covered and extending right to the river behind the home—an ideal spot to relax, entertain, or enjoy peaceful water views. Nestled in the quiet Goodrich area, this home offers a

Key facts

• 7,949 sq ft lot
• 2 parking spots
• Built 1967

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered
• HOA & community: Holiday Lake Estates Civic Club; Annual association fee of $180

Exterior

• Parking: Attached carport; Carport with 2 spaces
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Built in 1967; Composition roof
• Construction: Built in 1967; Slab foundation; Composition roof; Construction material details not provided
• Exterior features: Private yard; Fenced backyard; Property backs to greenbelt/park; Located on a cul-de-sac in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Trash compactor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor (approx. 15 x 14); Second bedroom on the first floor (approx. 12 x 10); Third bedroom on the first floor (approx. 11 x 11)
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen and family room combined; Tub with shower; Window treatments; Ceiling fans; Combined living and dining area
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (16.7% below list).
• Recommended offer: $113k (24.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.8% in Goodrich — 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 60/100 on livability (#1,053 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Goodrich ISD (rural): math 45% / reading 30% proficiency, ranked #849 of 1,141 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Goodrich El (math 34% / reading 24%, grade F, #2,525 of 4,322 statewide, top 62%, 140 students, 85% FRL); Goodrich Middle (math 34% / reading 34%, grade F, #858 of 1,662 statewide, top 54%, 48 students, 79% FRL); Goodrich H S (math 50% / reading 30%, grade F, #813 of 1,632 statewide, top 50%, 74 students, 86% FRL).
• Market conditions: 34 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,561 (24.5% 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 44 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $236,889
• List price: $149,000
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 River Rd	0.21mi	2/2.0 (-1)	1,509 (+11%)	4mo	$149,000	$99	64
238 Lakeside Ct	0.09mi	2/1.5 (-1)	1,260 (-8%)	17mo	$230,000	$183	62
270 John Ln Ln	0.62mi	3/2.0	1,456 (+7%)	13mo	$175,000	$120	49
238 Ridgewood Rd	0.53mi	2/2.0 (-1)	1,468 (+8%)	12mo	$129,000	$88	48
161 Eastridge Rd	0.71mi	3/2.0	1,510 (+11%)	9mo	$220,000	$146	41
411 County Rd	0.60mi	2/2.0 (-1)	1,204 (-12%)	12mo	$260,000	$216	38

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: 2.1%
• Equity multiple: 1.12×
• Total profit: $4,927
• Equity at exit: $66,997

10-year hold

• IRR: 5.7%
• Equity multiple: 1.87×
• Total profit: $36,134
• Equity at exit: $103,250

Cash invested: $41,720 (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 77335

• Active inventory: 34
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$203 /mo · $2,442/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-206

Break-even live

Break-even rent $1,503

Max offer price $112,561

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-164	+0% $-206	+5% $-248	+10% $-291
Rent	-10% $-304	-5% $-255	+0% $-206	+5% $-157	+10% $-108
Rate	-1.0pp $-131	-0.5pp $-168	base $-206	+0.5pp $-245	+1.0pp $-284

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 41 events

1. 2026-06-21
   days on market $149,000 Active 44 DOM
2. 2026-06-18
   days on market $149,000 Active 41 DOM
3. 2026-06-17
   days on market $149,000 Active 40 DOM
4. 2026-06-16
   days on market $149,000 Active 39 DOM
5. 2026-06-15
   days on market $149,000 Active 38 DOM
6. 2026-06-14
   days on market $149,000 Active 36 DOM
7. 2026-06-13
   days on market $149,000 Active 35 DOM
8. 2026-06-10
   days on market $149,000 Active 33 DOM
9. 2026-06-09
   days on market $149,000 Active 32 DOM
10. 2026-06-08
    days on market $149,000 Active 31 DOM
11. 2026-06-07
    days on market $149,000 Active 30 DOM
12. 2026-06-03
    days on market $149,000 Active 26 DOM
13. 2026-06-02
    days on market $149,000 Active 25 DOM
14. 2026-06-01
    days on market $149,000 Active 24 DOM
15. 2026-05-31
    days on market $149,000 Active 23 DOM
16. 2026-05-31
    days on market $149,000 Active 22 DOM
17. 2026-05-08
    listed $149,000 Active 877-char remark
18. 2026-05-07
    historical
19. 2026-05-03
    price $149,000
20. 2026-04-10
    price $165,000
21. 2026-04-10
    status Active
22. 2026-04-07
    status Pending
23. 2026-02-12
    price $175,000
24. 2026-01-28
    listed $199,900 Active
25. 2025-11-30
    historical
26. 2025-04-14
    listed $214,900 Active
27. 2025-04-14
    historical
28. 2025-02-27
    listed $227,500 Active
29. 2025-02-24
    historical
30. 2025-01-14
    listed $235,000 Active
31. 2025-01-03
    historical
32. 2021-09-01
    soldstatus
33. 2021-08-31
    soldstatus Sold
34. 2021-07-18
    status Pending
35. 2021-07-07
    status Option Pending
36. 2021-06-21
    price $164,900
37. 2021-05-18
    price $179,500
38. 2021-04-05
    listed $179,900 Active
39. 2019-07-24
    historical
40. 2019-06-05
    listed $129,900
41. 2007-05-15
    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: $2,442 · $203/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$285/yr (+$24/mo · 11.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,899
• − Mortgage interest: −$8,346
• − Property taxes: −$2,442
• − Insurance: −$2,248
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$180
• − Depreciation: −$4,335
• Taxable loss: −$5,035
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $-1,267/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: Goodrich ISD
• NCES district ID: 4821090
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $35,220
• Composite: 33.57/100
• National rank: #10494
• State rank: #849 of 1141 in TX

Livability — Goodrich

• Score: 60/100
• State rank: #1053
• US rank: #18692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,945

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 16% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+14.7% since first listed

25 events — show timeline

• 2026-05-08 Listed $149,000 HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-05-03 Price Changed $149,000 HARMLS
• 2026-04-10 Price Changed $165,000 HARMLS
• 2026-04-10 Relisted — HARMLS
• 2026-04-07 Pending — HARMLS
• 2026-02-12 Price Changed $175,000 HARMLS
• 2026-01-28 Listed $199,900 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-04-14 Listing Removed — HARMLS
• 2025-04-14 Listed $214,900 HARMLS
• 2025-02-27 Listed $227,500 HARMLS
• 2025-02-24 Listing Removed — HARMLS
• 2025-01-14 Listed $235,000 HARMLS
• 2025-01-03 Coming Soon — HARMLS
• 2021-09-01 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — HARMLS
• 2021-07-18 Pending — HARMLS
• 2021-07-07 Pending — HARMLS
• 2021-06-21 Price Changed $164,900 HARMLS
• 2021-05-18 Price Changed $179,500 HARMLS
• 2021-04-05 Listed $179,900 HARMLS
• 2019-07-24 Listing Removed — HARMLS
• 2019-06-05 Listed $129,900 HARMLS
• 2007-05-15 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,442 · +8.5% YoY. Source: county tax records.