901 W Cayuga Dr · Athens, TX 75751

$95,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 127 Days on market

Built 2008 Average condition 0.25 ac lot $132/sqft · 32% below area Est $140k · 32% under ↓ 17% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ask about OWNER FINANCING! This 3-bedroom, 1-bath home is the perfect opportunity for investors or buyers looking to add value. With a roof installed just last year, a lot of the heavy lifting has already been done. The exterior has been updated, giving it great curb appeal and a solid starting point. Inside, the home is ready for your vision whether you’re planning a full remodel, rental, or flip. With a functional layout and strong bones, this property offers tons of upside for the right buyer. Bring your ideas and make this one your next successful project!

Key facts

• Strong bones
• Exterior updated
• Functional layout

Tags

• ROOF INSTALLED LAST YEAR
• EXTERIOR UPDATED
• FUNCTIONAL LAYOUT
• STRONG BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.4% 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+, amenities F, commute 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.
• Zoned schools: Bel Air El (math 34% / reading 35%, grade F, #1,995 of 4,322 statewide, top 50%, 453 students, 83% FRL); Athens Middle (math 35% / reading 33%, grade F, #892 of 1,662 statewide, top 55%, 682 students, 80% FRL); Athens H S (math 24% / reading 34%, grade F, #1,147 of 1,632 statewide, top 71%, 928 students, 75% FRL) — zoned schools average 80% FRL vs 62% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 230 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. 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. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $140,094
• List price: $95,000
• Delta: -32.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Southoak Dr	0.33mi	2/1.0 (-1)	917 (+27%)	15mo	$158,500	$173	42
511 Stirman St	1.86mi	2/1.0 (-1)	720 (0%)	55mo	$79,900	$111	40
107 Mcarthur St	1.63mi	2/1.0 (-1)	723 (+0%)	58mo	$35,000	$48	39
1320 S Palestine St	0.99mi	2/1.0 (-1)	750 (+4%)	54mo	$99,900	$133	33
306 Broadmore St	2.17mi	3/1.0	912 (+27%)	17mo	$65,000	$71	26
410 W Scott St	1.79mi	2/1.0 (-1)	792 (+10%)	35mo	$148,000	$187	23
212 E Massey St	1.99mi	3/1.0	888 (+23%)	22mo	$65,000	$73	22
608 N Needmore St	1.96mi	3/1.0	869 (+21%)	57mo	$81,500	$94	20
202 E Cayuga Dr	0.71mi	2/1.0 (-1)	907 (+26%)	42mo	$128,000	$141	17
614 N Needmore St	2.01mi	2/1.0 (-1)	900 (+25%)	30mo	$40,000	$44	15
706 Sawyer St	1.47mi	2/2.0 (-1)	896 (+24%)	51mo	$89,999	$100	11

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,009
• Equity at exit: $14,165

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $32,831
• Equity at exit: $8,214

Cash invested: $26,600 (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 75751

• Home prices YoY: -33.1%
• Active inventory: 230
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $336

Break-even live

Break-even rent $821

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $390	-5% $363	+0% $336	+5% $309	+10% $282
Rent	-10% $237	-5% $287	+0% $336	+5% $385	+10% $434
Rate	-1.0pp $384	-0.5pp $360	base $336	+0.5pp $311	+1.0pp $286

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listing is active and offered for salePossession at closing/fundingPhotos available (17)
• Financial info: Selling terms: Cash or ConventionalTreat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car carportNo garage
• Utilities: City waterCity sewerLocated in a municipal utility district
• Home design: Single family residenceResidential propertyAttached propertyBuilt in 2008
• Construction: Preowned condition
• Exterior features: Lot under 0.5 acre (approximately 0.25 acre)Subdivision: T Parmer SurDirections provided to property

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: One-level layoutOne living areaOther interior features
• Laundry & utility: No specific laundry or utility appliances listed

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 127 DOM
2. 2026-08-07
   days on market $95,000 Active 126 DOM
3. 2026-08-06
   days on market $95,000 Active 125 DOM
4. 2026-08-05
   days on market $95,000 Active 124 DOM
5. 2026-08-04
   days on market $95,000 Active 123 DOM
6. 2026-08-03
   days on market $95,000 Active 122 DOM
7. 2026-07-31
   days on market $95,000 Active 119 DOM
8. 2026-07-30
   days on market $95,000 Active 118 DOM
9. 2026-07-29
   days on market $95,000 Active 117 DOM
10. 2026-07-27
    days on market $95,000 Active 115 DOM
11. 2026-07-25
    days on market $95,000 Active 113 DOM
12. 2026-07-24
    days on market $95,000 Active 112 DOM
13. 2026-07-23
    days on market $95,000 Active 111 DOM
14. 2026-07-22
    days on market $95,000 Active 110 DOM
15. 2026-07-21
    days on market $95,000 Active 109 DOM
16. 2026-07-18
    days on market $95,000 Active 106 DOM
17. 2026-07-17
    days on market $95,000 Active 104 DOM
18. 2026-07-16
    days on market $95,000 Active 103 DOM
19. 2026-07-14
    days on market $95,000 Active 102 DOM
20. 2026-07-13
    days on market $95,000 Active 101 DOM
21. 2026-07-12
    days on market $95,000 Active 100 DOM
22. 2026-07-11
    days on market $95,000 Active 99 DOM
23. 2026-07-10
    days on market $95,000 Active 98 DOM
24. 2026-07-09
    days on market $95,000 Active 97 DOM
25. 2026-07-08
    days on market $95,000 Active 96 DOM
26. 2026-07-07
    days on market $95,000 Active 95 DOM
27. 2026-07-06
    days on market $95,000 Active 94 DOM
28. 2026-07-05
    days on market $95,000 Active 93 DOM
29. 2026-07-04
    days on market $95,000 Active 92 DOM
30. 2026-07-03
    days on market $95,000 Active 91 DOM
31. 2026-07-02
    days on market $95,000 Active 90 DOM
32. 2026-07-01
    days on market $95,000 Active 89 DOM
33. 2026-06-30
    days on market $95,000 Active 88 DOM
34. 2026-06-29
    days on market $95,000 Active 87 DOM
35. 2026-06-28
    days on market $95,000 Active 86 DOM
36. 2026-06-28
    remarks 566-char remark
37. 2026-06-28
    price $95,000 Active 85 DOM
38. 2026-06-27
    days on market $105,000 Active 85 DOM
39. 2026-06-26
    days on market $105,000 Active 83 DOM
40. 2026-06-22
    days on market $105,000 Active 80 DOM
41. 2026-06-21
    days on market $105,000 Active 79 DOM
42. 2026-06-19
    days on market $105,000 Active 77 DOM
43. 2026-06-18
    days on market $105,000 Active 76 DOM
44. 2026-06-17
    days on market $105,000 Active 75 DOM
45. 2026-06-16
    days on market $105,000 Active 74 DOM
46. 2026-06-15
    days on market $105,000 Active 73 DOM
47. 2026-06-14
    pricedays on market $105,000 Active 71 DOM
48. 2026-06-12
    days on market $115,000 Active 70 DOM
49. 2026-06-09
    days on market $115,000 Active 67 DOM
50. 2026-06-08
    days on market $115,000 Active 66 DOM

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$412/yr (+$34/mo · 31.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $14,949
• − Mortgage interest: −$5,321
• − Property taxes: −$1,326
• − Insurance: −$475
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,764
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,389/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.

Condition & rehab AI · 9 photos

Average 55/100 Moderate rehab Est. rehab $18,000–$32,400 screening

This 3-bedroom home has a good roof and a solid starting point, but needs moderate repairs and maintenance to improve its curb appeal and resale value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Moderate Siding — Weathered appearance
• Minor Paint — Some scuffing on walls

Value-add opportunities

• Both Paint and re-stain exterior — Enhances curb appeal and resale value ↑
• Both Replace worn siding — Improves home's appearance and value ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Bel Air El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Athens Middle F TX #892/1,662 Nat'l #7,813/14,009 High Athens H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

B Composite livability gradescore 72/100

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 · 80,471 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing is active and offered for salePossession at closing/fundingPhotos available (17)
• Financial info: Selling terms: Cash or ConventionalTreat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car carportNo garage
• Utilities: City waterCity sewerLocated in a municipal utility district
• Home design: Single family residenceResidential propertyAttached propertyBuilt in 2008
• Construction: Preowned condition
• Exterior features: Lot under 0.5 acre (approximately 0.25 acre)Subdivision: T Parmer SurDirections provided to property

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: One-level layoutOne living areaOther interior features
• Laundry & utility: No specific laundry or utility appliances listed

Price history

-17.4% since first listed

8 events — show timeline

• 2026-06-27 Price Changed $95,000 NTREIS
• 2026-06-13 Price Changed $105,000 NTREIS
• 2026-04-24 Relisted — NTREIS
• 2026-04-19 Contingent — NTREIS
• 2026-04-03 Listed $115,000 NTREIS
• 2008-06-26 Sold (Public Records) — Public Records
• 2008-06-26 Sold (Public Records) — Public Records
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,326 · +0.2% YoY. Source: county tax records.