Real Estate Investing in Godley, Texas (76044)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76044 (Godley, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Godley, TX (76044)?
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Market Analysis: 76044 Godley
Not every below-median market is a bargain. Godley's 76044 ZIP comes in at signals that favor experienced operators who can absorb the risk $435K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 76044 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader TX picture, 76044 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On the rental side, 8,759 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 76044 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Godley:
Property Strategy for 76044
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $364,085 | $2,190 | 4.3% | +5.5% | $121,362 |
| 4BR | $480,552 | $2,710 | 4.1% | +7.5% | $120,138 |
Market Trends
Home Value History (with trend line)
📊 How Does 76044 Compare?
| Metric | 76044 | Godley | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $435,429 | $435,429 | N/A | $297,000 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.4% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76044 (Godley, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $435,429 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76044
Population: 8,759
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 76044
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What real estate strategy is ideal for Godley, TX?
Godley, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($435K prices, $1,494/mo rents) make it a reasonable choice.
What is the renter demographic in Godley, TX?
Tenant quality in Godley, TX ranks as solid. Landlords generally report stable occupancy at market rents of $1,494/mo.
Where do rents currently stand in Godley, TX?
Investors in Godley, TX typically see rents near $1,494/mo per month against $435K home values - a solid setup for rental cash flow.
Are eviction rules reasonable in Godley, TX?
Godley, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How quickly do rentals get leased in Godley, TX?
Vacancy risk in Godley, TX is elevated. That supports steady cash flow for typical rental holds.
You know 76044 now. You don’t know where it ranks.
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How 76044 ranks in Dallas-Fort Worth-Arlington, TX
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