7730 County Road 1230 · Godley, TX 76044

$220,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 292 Days on market

Built 1998 2.00 ac lot $119/sqft · 56% below area

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• 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

Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

Key facts

• 2 acre lot
• Built 1998
• Listed 292 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 565 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k 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 292 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $20k (8%) 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $504,039
• List price: $220,000
• Delta: -56.35%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8525 County Road 1229	0.75mi	3/2.0	2,040 (+10%)	23mo	$349,900	$172	29

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-12,251
• Equity at exit: $32,803

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $19,577
• Equity at exit: $19,022

Cash invested: $61,600 (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: 565
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $367

Break-even live

Break-even rent $1,936

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $491	-5% $429	+0% $367	+5% $304	+10% $242
Rent	-10% $177	-5% $272	+0% $367	+5% $462	+10% $556
Rate	-1.0pp $478	-0.5pp $423	base $367	+0.5pp $310	+1.0pp $252

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Harp Ave Godley, TX	3.0	2.0	1737	$2,400	$1.38	2d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $220,000 Active 292 DOM
2. 2026-06-17
   days on market $220,000 Active 291 DOM
3. 2026-06-16
   days on market $220,000 Active 290 DOM
4. 2026-06-15
   days on market $220,000 Active 289 DOM
5. 2026-06-13
   days on market $220,000 Active 287 DOM
6. 2026-06-13
   days on market $220,000 Active 286 DOM
7. 2026-06-09
   days on market $220,000 Active 283 DOM
8. 2026-06-08
   days on market $220,000 Active 282 DOM
9. 2026-06-07
   days on market $220,000 Active 281 DOM
10. 2026-06-04
    days on market $220,000 Active 278 DOM
11. 2026-06-03
    days on market $220,000 Active 277 DOM
12. 2026-06-02
    days on market $220,000 Active 276 DOM
13. 2026-06-01
    days on market $220,000 Active 275 DOM
14. 2026-05-31
    days on market $220,000 Active 274 DOM
15. 2026-05-13
    price $220,000 1281-char remark

    Show marketing remark (1281 chars)

    Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

16. 2026-04-07
    price $230,000 1281-char remark

    Show marketing remark (1281 chars)

    Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

17. 2026-03-18
    status Active 1281-char remark

    Show marketing remark (1281 chars)

    Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

18. 2026-03-12
    historical Active Option Contract 1281-char remark

    Show marketing remark (1281 chars)

    Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

19. 2025-08-30
    listed $240,000 Active 1281-char remark

    Show marketing remark (1281 chars)

    Nestled on 2 peaceful acres in the charming community of Godley, this inviting 3-bedroom, 2-bath mobile home offers the perfect blend of comfort, space, and tranquility. Surrounded by a well-established neighborhood known for its friendly, welcoming neighbors, this property provides a true sense of home from the moment you arrive. Step outside and enjoy the wide-open space, where gentle breezes and quiet country views create a relaxing retreat from the hustle and bustle of city life. The partially fenced land offers both privacy and flexibility, perfect for pets, gardening, or simply enjoying the outdoors. Inside, the home offers a solid layout with great potential, ready for your personal touch. It does need a little TLC, making it a wonderful opportunity to customize and truly make it your own. The property is being sold as-is, offering excellent value for buyers looking to invest in a peaceful country setting. Whether you're sipping your morning coffee under the open sky or unwinding in the quiet evenings, this property is a rare chance to embrace a slower, more serene lifestyle while still being conveniently close to town amenities. A place where comfort meets calm, this is more than just a home, it's your own private slice of Texas countryside.

20. 2019-06-18
    soldstatus
21. 2019-06-14
    soldstatus Sold 712-char remark

    Show marketing remark (712 chars)

    INVESTOR OR INDIVIDUAL OPPORTUNITY. Fabulous opportunity to own a double wide on acreage in Johnson County. Large property owners surround this 2.4 acres which also has views of Downtown Fort Worth 35 miles away! Sought after Godley ISD. Owner would live here forever but needs to relocate out of state. Home is convenient to everything yet county property. NO CITY TAXES. Property is fenced with additional chain link fence in the back yard. Paved road out front with plenty of front and back yard to enjoy the benefits of country living. Move here and enjoy a slower pace, brighter stars and all the benefits of living in Godley. OR purchase to lease as rental property, much needed in Godley! Come tour today!

22. 2019-05-06
    status Pending 712-char remark

    Show marketing remark (712 chars)

    INVESTOR OR INDIVIDUAL OPPORTUNITY. Fabulous opportunity to own a double wide on acreage in Johnson County. Large property owners surround this 2.4 acres which also has views of Downtown Fort Worth 35 miles away! Sought after Godley ISD. Owner would live here forever but needs to relocate out of state. Home is convenient to everything yet county property. NO CITY TAXES. Property is fenced with additional chain link fence in the back yard. Paved road out front with plenty of front and back yard to enjoy the benefits of country living. Move here and enjoy a slower pace, brighter stars and all the benefits of living in Godley. OR purchase to lease as rental property, much needed in Godley! Come tour today!

23. 2019-04-30
    price $125,000 712-char remark

    Show marketing remark (712 chars)

    INVESTOR OR INDIVIDUAL OPPORTUNITY. Fabulous opportunity to own a double wide on acreage in Johnson County. Large property owners surround this 2.4 acres which also has views of Downtown Fort Worth 35 miles away! Sought after Godley ISD. Owner would live here forever but needs to relocate out of state. Home is convenient to everything yet county property. NO CITY TAXES. Property is fenced with additional chain link fence in the back yard. Paved road out front with plenty of front and back yard to enjoy the benefits of country living. Move here and enjoy a slower pace, brighter stars and all the benefits of living in Godley. OR purchase to lease as rental property, much needed in Godley! Come tour today!

24. 2019-04-12
    listed $130,000 Active 712-char remark

    Show marketing remark (712 chars)

    INVESTOR OR INDIVIDUAL OPPORTUNITY. Fabulous opportunity to own a double wide on acreage in Johnson County. Large property owners surround this 2.4 acres which also has views of Downtown Fort Worth 35 miles away! Sought after Godley ISD. Owner would live here forever but needs to relocate out of state. Home is convenient to everything yet county property. NO CITY TAXES. Property is fenced with additional chain link fence in the back yard. Paved road out front with plenty of front and back yard to enjoy the benefits of country living. Move here and enjoy a slower pace, brighter stars and all the benefits of living in Godley. OR purchase to lease as rental property, much needed in Godley! Come tour today!

25. 2004-07-02
    soldstatus
26. 2004-05-04
    listed $44,900
27. 2004-05-04
    historical
28. 2004-02-27
    soldstatus
29. 2004-01-02
    historical
30. 2003-12-09
    listed $44,900
31. 2002-06-21
    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: $3,407 · $284/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$619/yr (+$52/mo · 18.2%)

ⓘ 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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$12,323
• − Property taxes: −$3,407
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$6,400
• Taxable income: $962
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $4,170/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): 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

+390.0% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $220,000 NTREIS
• 2026-04-07 Price Changed $230,000 NTREIS
• 2026-03-18 Relisted — NTREIS
• 2026-03-12 Contingent — NTREIS
• 2025-08-30 Listed $240,000 NTREIS
• 2019-06-18 Sold (Public Records) — Public Records
• 2019-06-14 Sold (MLS) — NTREIS
• 2019-05-06 Pending — NTREIS
• 2019-04-30 Price Changed $125,000 NTREIS
• 2019-04-12 Listed $130,000 NTREIS
• 2004-07-02 Sold (Public Records) — Public Records
• 2004-05-04 Listing Removed — NTREIS
• 2004-05-04 Listed $44,900 NTREIS
• 2004-02-27 Sold (MLS) — NTREIS
• 2004-01-02 Listing Removed — NTREIS
• 2003-12-09 Listed $44,900 NTREIS
• 2002-06-21 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,407 · +7.2% YoY. Source: county tax records.