5700 Texas St · Godley, TX 76058

$154,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 116 Days on market

Built 1985 1.00 ac lot $138/sqft · 39% below area Est $254k · 39% under

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great deal on 3 bedroom, 2 bath home and one acre of land.*This home has been moved previously so must be * Cash or owner (which is the bank) will finance with a conventional loan.*

Key facts

• 1 acre lot
• Built 1985
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.28% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $253,767
• List price: $154,900
• Delta: -38.96%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9208 1st St	0.42mi	3/2.0	1,216 (+9%)	17mo	$199,900	$164	52
9312 1st St	0.36mi	3/2.0	1,232 (+10%)	20mo	$214,900	$174	50
9200 1st St	0.47mi	3/2.0	1,232 (+10%)	22mo	$229,900	$187	43

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,664
• Equity at exit: $23,096

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $38,251
• Equity at exit: $13,393

Cash invested: $43,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $435

Break-even live

Break-even rent $1,427

Max offer price $154,900

Occupancy floor 73%

Sensitivity live

Price	-10% $523	-5% $479	+0% $435	+5% $391	+10% $347
Rent	-10% $279	-5% $357	+0% $435	+5% $513	+10% $591
Rate	-1.0pp $513	-0.5pp $474	base $435	+0.5pp $395	+1.0pp $354

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $154,900 Active 116 DOM
2. 2026-06-18
   days on market $154,900 Active 113 DOM
3. 2026-06-17
   days on market $154,900 Active 112 DOM
4. 2026-06-16
   days on market $154,900 Active 111 DOM
5. 2026-06-15
   price $154,900 Active 110 DOM
6. 2026-06-15
   days on market $159,900 Active 110 DOM
7. 2026-06-13
   days on market $159,900 Active 108 DOM
8. 2026-06-13
   days on market $159,900 Active 107 DOM
9. 2026-06-09
   days on market $159,900 Active 104 DOM
10. 2026-06-08
    days on market $159,900 Active 103 DOM
11. 2026-06-07
    days on market $159,900 Active 102 DOM
12. 2026-06-04
    days on market $159,900 Active 99 DOM
13. 2026-06-03
    days on market $159,900 Active 98 DOM
14. 2026-06-02
    days on market $159,900 Active 97 DOM
15. 2026-06-01
    days on market $159,900 Active 96 DOM
16. 2026-05-31
    days on market $159,900 Active 95 DOM
17. 2026-03-25
    price $159,900 181-char remark

    Show marketing remark (181 chars)

    Great deal on 3 bedroom, 2 bath home and one acre of land.*This home has been moved previously so must be * Cash or owner (which is the bank) will finance with a conventional loan.*

18. 2026-03-23
    price $174,900 181-char remark

    Show marketing remark (181 chars)

    Great deal on 3 bedroom, 2 bath home and one acre of land.*This home has been moved previously so must be * Cash or owner (which is the bank) will finance with a conventional loan.*

19. 2026-03-12
    price $184,900 181-char remark

    Show marketing remark (181 chars)

    Great deal on 3 bedroom, 2 bath home and one acre of land.*This home has been moved previously so must be * Cash or owner (which is the bank) will finance with a conventional loan.*

20. 2026-02-24
    listed $189,900 Active 181-char remark

    Show marketing remark (181 chars)

    Great deal on 3 bedroom, 2 bath home and one acre of land.*This home has been moved previously so must be * Cash or owner (which is the bank) will finance with a conventional loan.*

21. 2025-12-04
    historical
22. 2025-11-20
    price $159,000
23. 2025-11-02
    listed $165,000 Active
24. 2025-10-31
    historical
25. 2025-10-25
    price $165,000
26. 2025-08-29
    price $173,000
27. 2025-08-15
    price $179,900
28. 2025-07-24
    price $185,000
29. 2025-06-24
    price $187,000
30. 2025-06-04
    price $188,000
31. 2025-05-15
    price $189,000
32. 2025-05-01
    listed $190,000 Active
33. 2022-10-03
    soldstatus
34. 2018-07-09
    soldstatus
35. 2003-10-22
    historical
36. 2003-08-25
    listed $19,999

ⓘ 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: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,736
• − Mortgage interest: −$8,677
• − Property taxes: −$3,010
• − Insurance: −$774
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,506
• Taxable income: $2,970
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,506/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: 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

+699.5% since first listed

20 events — show timeline

• 2026-03-25 Price Changed $159,900 NTREIS
• 2026-03-23 Price Changed $174,900 NTREIS
• 2026-03-12 Price Changed $184,900 NTREIS
• 2026-02-24 Listed $189,900 NTREIS
• 2025-12-04 Listing Removed — NTREIS
• 2025-11-20 Price Changed $159,000 NTREIS
• 2025-11-02 Listed $165,000 NTREIS
• 2025-10-31 Listing Removed — NTREIS
• 2025-10-25 Price Changed $165,000 NTREIS
• 2025-08-29 Price Changed $173,000 NTREIS
• 2025-08-15 Price Changed $179,900 NTREIS
• 2025-07-24 Price Changed $185,000 NTREIS
• 2025-06-24 Price Changed $187,000 NTREIS
• 2025-06-04 Price Changed $188,000 NTREIS
• 2025-05-15 Price Changed $189,000 NTREIS
• 2025-05-01 Listed $190,000 NTREIS
• 2022-10-03 Sold (Public Records) — Public Records
• 2018-07-09 Sold (Public Records) — Public Records
• 2003-10-22 Listing Removed — NTREIS
• 2003-08-25 Listed $19,999 NTREIS

Property tax history

+11.7%/yr

Latest (2025): $3,010 · +16.0% YoY. Source: county tax records.