11219 Fm 317 · Athens, TX 75778

$275,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 44 Days on market

Built 2025 2.49 ac lot $205/sqft · 33% below area Est $410k · 33% under ↓ 8% since listing

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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
• Appreciation +7.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Cash flow +3.3/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Completely renovated from the ground up, this spectacular 3 bedroom, 2 bath home sits on 2.49 unrestricted acres just 8.5 miles from Athens on FM 317. Enjoy the peace and serenity of country living while still being conveniently located near Athens and Tyler. This must-see home offers all-new finishes throughout, including all-wood cabinetry, granite countertops, new appliances, and professionally selected design details. A beautiful wood beam between the living area and kitchen/dining space adds warmth and character. Step outside to a front porch and a relaxing back area with a privacy wall and enjoy the beautiful acreage—perfect for roaming, gardening, adding improvements, or making it your own. With no restrictions and a brand new renovation, this property offers comfort, flexibility, and country charm all in one.

Key facts

• Front porch
• New appliances
• Granite countertops

Tags

• UNRESTRICTED ACRES
• ALL WOOD CABINETRY
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• WOOD BEAM
• FRONT PORCH

Property features AI

Finance

• Other: No special taxing entities; No restrictions; Will not subdivide
• Financial info: Listing terms include Cash and Conventional
• HOA & community: No association

Exterior

• Parking: Driveway parking; On-site private additional parking
• Utilities: Co-op electric and co-op water; Electricity connected; Septic system
• Home design: Single-family residence; One-story; Property is attached (per listing data)
• Construction: Built in 2025; Fiber cement construction; Composition roof
• Exterior features: Deck; Wood and barbed wire fencing with gate; Acreage lot (approximately 2.49 acres)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level) — primary includes ensuite bath with garden tub and separate shower
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan with vaulted ceilings; Eat-in kitchen with kitchen island; Granite countertops; Decorative lighting and chandelier; High-speed internet available
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-860 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (52.1% below list).
• Recommended offer: $132k (52.1% below list) — sets the bar for 1% rule.

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+, amenities F, commute F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL).
• Market conditions: 109 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (4.6% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$36k 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 ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,749 (52.1% 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 52% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.48% ✗
• Cap rate: 2.54%
• Cash-on-cash: -13.40%
• DSCR: 0.40
• GRM: 17.4

CMA / ARV

• ARV (median comp): $410,042
• List price: $275,000
• Delta: -32.93%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

4.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,259
• Equity at exit: $149,038

10-year hold

• IRR: 4.1%
• Equity multiple: 1.75×
• Total profit: $57,426
• Equity at exit: $251,765

Cash invested: $77,000 (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 75778

• Home prices YoY: 2.2%
• Active inventory: 109
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-860

Break-even live

Break-even rent $2,406

Max offer price $150,608

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $275,000 Active 44 DOM
2. 2026-06-18
   days on market $275,000 Active 43 DOM
3. 2026-06-17
   days on market $275,000 Active 42 DOM
4. 2026-06-16
   days on market $275,000 Active 41 DOM
5. 2026-06-15
   days on market $275,000 Active 40 DOM
6. 2026-06-14
   days on market $275,000 Active 38 DOM
7. 2026-06-13
   days on market $275,000 Active 37 DOM
8. 2026-06-10
   days on market $275,000 Active 35 DOM
9. 2026-06-09
   days on market $275,000 Active 34 DOM
10. 2026-06-08
    days on market $275,000 Active 33 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 32 DOM
12. 2026-06-02
    days on market $299,900 Active 27 DOM
13. 2026-06-01
    days on market $299,900 Active 26 DOM
14. 2026-05-31
    days on market $299,900 Active 25 DOM
15. 2026-05-30
    days on market $299,900 Active 24 DOM
16. 2026-05-06
    listed $299,900 Active 834-char remark

    Show marketing remark (834 chars)

    Completely renovated from the ground up, this spectacular 3 bedroom, 2 bath home sits on 2.49 unrestricted acres just 8.5 miles from Athens on FM 317. Enjoy the peace and serenity of country living while still being conveniently located near Athens and Tyler. This must-see home offers all-new finishes throughout, including all-wood cabinetry, granite countertops, new appliances, and professionally selected design details. A beautiful wood beam between the living area and kitchen/dining space adds warmth and character. Step outside to a front porch and a relaxing back area with a privacy wall and enjoy the beautiful acreage—perfect for roaming, gardening, adding improvements, or making it your own. With no restrictions and a brand new renovation, this property offers comfort, flexibility, and country charm all in one.

17. 2026-05-06
    listed $299,900 Active 840-char remark

    Show marketing remark (834 chars)

    Completely renovated from the ground up, this spectacular 3 bedroom, 2 bath home sits on 2.49 unrestricted acres just 8.5 miles from Athens on FM 317. Enjoy the peace and serenity of country living while still being conveniently located near Athens and Tyler. This must-see home offers all-new finishes throughout, including all-wood cabinetry, granite countertops, new appliances, and professionally selected design details. A beautiful wood beam between the living area and kitchen/dining space adds warmth and character. Step outside to a front porch and a relaxing back area with a privacy wall and enjoy the beautiful acreage—perfect for roaming, gardening, adding improvements, or making it your own. With no restrictions and a brand new renovation, this property offers comfort, flexibility, and country charm all in one.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,810
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$8,000
• Taxable loss: −$15,624
• Est. tax savings @ 24.0%: +$3,750
• After-tax cash flow: $-6,566/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 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

• City population: 18,644
• Population (ZIP): 2,987

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Portuguese 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 4.59%
• Current HPI: 216.4151
• 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

-8.3% since first listed

4 events — show timeline

• 2026-06-06 Price Changed $275,000 NTREIS
• 2026-06-06 Price Changed $275,000 HCBOR
• 2026-05-06 Listed $299,900 HCBOR
• 2026-05-06 Listed $299,900 NTREIS