721 Barbara St · Athens, TX 75751

$169,000

3 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 233 Days on market

Built 1960 0.27 ac lot $111/sqft · 7% below area Est $181k · 7% under

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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 +18.2/30.0
• ARV discount +10.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

Key facts

• Fresh paint
• New flooring
• New fixtures

Tags

• MOVE IN READY
• RECENTLY RENOVATED
• PRIME ATHENS LOCATION
• NEW FLOORING
• NEW FIXTURES
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.5% in Athens — 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 72/100 on livability (#241 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, schools D, amenities F.
• Athens ISD (town): math 34% / reading 34% proficiency, ranked #548 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 188 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 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.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $169k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $181,100
• List price: $169,000
• Delta: -6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Louise Ln	0.36mi	3/2.0	1,529 (+0%)	4mo	$335,000	$219	75
770 Southwood	0.23mi	3/2.0	1,370 (-10%)	3mo	$244,000	$178	66
1004 Bunny Rabbit Rd	0.37mi	3/2.0	1,603 (+5%)	11mo	$260,000	$162	61
514 Ravenwood Dr	0.51mi	3/2.0	1,520 (-0%)	18mo	$224,900	$148	57
716 Southwood Dr	0.10mi	3/2.0	1,294 (-15%)	15mo	$199,000	$154	54
520 Ravenwood Dr	0.49mi	3/2.0	1,630 (+7%)	11mo	$175,000	$107	52
508 Highland Dr	0.40mi	3/2.0	1,716 (+13%)	6mo	$199,000	$116	51
505 Colonial Dr	0.59mi	3/2.0	1,702 (+12%)	0mo	$255,000	$150	49
909 Church St	0.72mi	3/2.0	1,554 (+2%)	17mo	$289,900	$187	45
220 Guadalupe Dr	0.59mi	3/2.0	1,730 (+14%)	2mo	$219,900	$127	44
223 Guadalupe Dr	0.57mi	3/2.0	1,744 (+14%)	10mo	$314,400	$180	36
802 Arrowhead Dr	0.75mi	3/2.0	1,616 (+6%)	18mo	$219,900	$136	36

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-17,661
• Equity at exit: $25,198

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,692
• Equity at exit: $14,612

Cash invested: $47,320 (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 75751

• Home prices YoY: -33.1%
• Active inventory: 188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $152

Break-even live

Break-even rent $1,548

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $247	-5% $200	+0% $152	+5% $104	+10% $56
Rent	-10% $14	-5% $83	+0% $152	+5% $220	+10% $289
Rate	-1.0pp $237	-0.5pp $195	base $152	+0.5pp $108	+1.0pp $63

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Meadow Dr Athens, TX	3.0	2.0	1396	$1,900	$1.36	44d	1	0.12mi
1004 W Cayuga Dr Athens, TX	4.0	2.0	1495	$1,500	$1.00	44d	1	0.24mi
910 Maryland Dr Athens, TX	3.0	2.5	1144	$1,750	$1.53	44d	1	1.02mi

Listing history 38 events

1. 2026-06-12
   statusdays on market $169,000 Pending 233 DOM
2. 2026-06-09
   days on market $169,000 Active Option Contract 230 DOM
3. 2026-06-08
   days on market $169,000 Active Option Contract 229 DOM
4. 2026-06-07
   days on market $169,000 Active Option Contract 228 DOM
5. 2026-06-05
   days on market $169,000 Active Option Contract 225 DOM
6. 2026-06-03
   days on market $169,000 Active Option Contract 224 DOM
7. 2026-06-02
   days on market $169,000 Active Option Contract 223 DOM
8. 2026-06-01
   days on market $169,000 Active Option Contract 222 DOM
9. 2026-05-31
   days on market $169,000 Active Option Contract 221 DOM
10. 2026-05-30
    days on market $169,000 Active Option Contract 220 DOM
11. 2026-05-13
    price $169,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

12. 2026-05-13
    price $169,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

13. 2026-05-13
    price $169,000

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

14. 2026-02-18
    price $178,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

15. 2026-02-18
    price $178,000

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

16. 2026-02-18
    price $178,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

17. 2025-12-09
    price $189,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

18. 2025-12-09
    price $189,000 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

19. 2025-12-09
    price $189,000

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer/dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

20. 2025-10-22
    listed $195,000 Active 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

21. 2025-10-22
    listed $195,000 Active

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

22. 2025-10-22
    listed $195,000 Active 640-char remark

    Show marketing remark (640 chars)

    Move-in ready home in the heart of Athens! Recently renovated and ready for new owners, this charming 1,523 sq. ft. home sits on a quarter-acre lot in a prime Athens location. Updates include new flooring, fixtures, fresh paint, bathtub, and washer dryer connections, ensuring modern comfort and convenience. The home features 3 bedrooms, 1 bathroom, and a bright, open living area—plus solar panels for added energy efficiency. Perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Don’t miss your chance to make this move-in ready home yours—schedule a showing today!

23. 2019-07-18
    soldstatus
24. 2019-07-16
    soldstatus Sold
25. 2019-06-10
    status Pending
26. 2019-05-23
    price $109,500
27. 2019-02-22
    price $116,500
28. 2019-02-13
    price $117,500
29. 2019-02-08
    price $118,500
30. 2019-01-19
    listed $119,500 Active
31. 2018-10-11
    historical
32. 2018-08-30
    price $69,500
33. 2018-08-13
    soldstatus
34. 2018-08-13
    soldstatus
35. 2018-08-09
    price $74,500
36. 2018-07-28
    listed $79,500 Active
37. 2001-11-14
    soldstatus $65,000
38. 1998-06-01
    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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,876
• − Mortgage interest: −$9,467
• − Property taxes: −$3,191
• − Insurance: −$845
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,916
• Taxable loss: −$883
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $2,033/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: Athens ISD
• NCES district ID: 4808870
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $41,617
• Composite: 28.73/100
• National rank: #6680
• State rank: #548 of 826 in TX

Livability — Athens

• Score: 72/100
• State rank: #241
• US rank: #5796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, TX
• County: Henderson County · 34,977 people
• City population: 18,644
• Metro: Athens, TX
• Population (ZIP): 18,644
• Household income: $70,620
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 535.0

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 24% Two or more races 18% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.19%
• Current HPI: 192.3973
• Rent YoY: —
• Metro: Athens, TX
• 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

+160.0% since first listed

28 events — show timeline

• 2026-05-13 Price Changed $169,000 NTREIS
• 2026-05-13 Price Changed $169,000 GTAR
• 2026-05-13 Price Changed $169,000 HCBOR
• 2026-02-18 Price Changed $178,000 NTREIS
• 2026-02-18 Price Changed $178,000 HCBOR
• 2026-02-18 Price Changed $178,000 GTAR
• 2025-12-09 Price Changed $189,000 NTREIS
• 2025-12-09 Price Changed $189,000 GTAR
• 2025-12-09 Price Changed $189,000 HCBOR
• 2025-10-22 Listed $195,000 GTAR
• 2025-10-22 Listed $195,000 HCBOR
• 2025-10-22 Listed $195,000 NTREIS
• 2019-07-18 Sold (Public Records) — Public Records
• 2019-07-16 Sold (MLS) — NTREIS
• 2019-06-10 Pending — NTREIS
• 2019-05-23 Price Changed $109,500 NTREIS
• 2019-02-22 Price Changed $116,500 NTREIS
• 2019-02-13 Price Changed $117,500 NTREIS
• 2019-02-08 Price Changed $118,500 NTREIS
• 2019-01-19 Listed $119,500 NTREIS
• 2018-10-11 Listing Removed — NTREIS
• 2018-08-30 Price Changed $69,500 NTREIS
• 2018-08-13 Sold (Public Records) — Public Records
• 2018-08-13 Sold (Public Records) — Public Records
• 2018-08-09 Price Changed $74,500 NTREIS
• 2018-07-28 Listed $79,500 NTREIS
• 2001-11-14 Sold (Public Records) $65,000 Public Records
• 1998-06-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,191 · +0.2% YoY. Source: county tax records.