11543 st Hwy 19 N · Athens, TX 75752

$130,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily · 36 Days on market

Built 1951 Good condition 0.84 ac lot $86/sqft · 63% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

High-Yield Income Potential! 4-bedroom Country Home on 0.840 Acres in Athens. Discover the perfect investment opportunity or spacious Homestead in Henderson County! This 4-bedroom 2-bath sidings home offers 0.840 acres of unrestricted country living. Formerly a successful rental, this property is primed for a new owner to generate immediate income or create a cozy, spacious home. Located just outside the city for peaceful living while maintaining access to Athens amenities. Don't miss this opportunity to build your portfolio or own a large slice of Texas. USE SIDE DOOR. THE WOOD ON THE DECK AT FRONT IS DAMAGED. Selling AS IS, NO REPAIRS WILL BE MADE. Seller Prefers CASH ONLY, No FHA

Key facts

• 0.85 acres
• 0.84 acre lot
• Built 1951

Tags

• 0.85 ACRES
• UNRESTRICTED COUNTRY LIVING
• INVESTMENT OPPORTUNITY
• ACCESS TO ATHENS AMENITIES

Property features AI

Finance

• Other: Property is not attached and has no accessory unit; Multi-parcel: Yes; No known restrictions
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; 1 covered parking space; Additional parking available
• Utilities: City water; Septic
• Home design: Single-family residence; Residential property; One story; Preowned (built 1951)
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation; Year built: 1951
• Exterior features: Interior lot with many trees; No fencing

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Ceramic tile; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; Eat-in kitchen; Kitchen island; One living area; One dining area; Total of 5 rooms; Levels: One
• Laundry & utility: Laundry: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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+, 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: Central Athens (math 42% / reading 36%, grade F, #1,651 of 4,322 statewide, top 39%, 587 students, 76% FRL).
• Market conditions: 195 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $346,917
• List price: $130,000
• Delta: -62.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $11,040
• Equity at exit: $19,383

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $51,028
• Equity at exit: $11,240

Cash invested: $36,400 (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 75752

• Home prices YoY: -27.0%
• Active inventory: 195
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $504

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 67%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $130,000 Active 36 DOM
2. 2026-06-18
   days on market $130,000 Active 35 DOM
3. 2026-06-17
   days on market $130,000 Active 34 DOM
4. 2026-06-16
   days on market $130,000 Active 33 DOM
5. 2026-06-15
   days on market $130,000 Active 32 DOM
6. 2026-06-14
   days on market $130,000 Active 30 DOM
7. 2026-06-12
   days on market $130,000 Active 29 DOM
8. 2026-06-09
   days on market $130,000 Active 26 DOM
9. 2026-06-08
   days on market $130,000 Active 25 DOM
10. 2026-06-07
    days on market $130,000 Active 24 DOM
11. 2026-06-05
    days on market $130,000 Active 21 DOM
12. 2026-06-03
    days on market $130,000 Active 20 DOM
13. 2026-06-02
    days on market $130,000 Active 19 DOM
14. 2026-06-01
    days on market $130,000 Active 18 DOM
15. 2026-05-31
    days on market $130,000 Active 17 DOM
16. 2026-05-30
    days on market $130,000 Active 16 DOM
17. 2026-05-14
    listed $130,000 Active 696-char remark
18. 2025-11-17
    historical
19. 2025-10-30
    price $130,000
20. 2025-10-13
    listed $140,000 Active
21. 2025-08-19
    historical
22. 2025-07-19
    listed $199,000
23. 2021-09-01
    historical
24. 2021-08-29
    status Active
25. 2021-08-25
    historical
26. 2021-08-18
    status Active
27. 2021-08-05
    historical
28. 2021-07-31
    listed $185,000 Active
29. 2020-09-18
    status Pending
30. 2020-09-16
    soldstatus Sold
31. 2020-09-04
    historical Active Option Contract
32. 2020-09-01
    listed $49,900 Active
33. 2020-08-27
    soldstatus Sold
34. 2020-08-04
    status Pending
35. 2020-07-17
    price $65,000
36. 2020-06-17
    listed $75,000 Active

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

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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,297
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$3,782
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $5,030/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 · 12 photos

Good 75/100 Cosmetic rehab

This 4-bedroom, 2-bath home on 0.840 acres in Athens, TX, is in good condition with modern updates and a good curb appeal. It offers a great investment opportunity for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters.
• Both Landscaping and curb appeal — Improves the home's appearance and attracts potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Both Landscaping and curb appeal — Improves the home's appearance and attracts potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 18,644
• Population (ZIP): 7,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 5% Italian 3% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14% 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: ▼ -73.92%
• Current HPI: 200.117
• 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

+73.3% since first listed

20 events — show timeline

• 2026-05-14 Listed $130,000 NTREIS
• 2025-11-17 Listing Removed — NTREIS
• 2025-10-30 Price Changed $130,000 NTREIS
• 2025-10-13 Listed $140,000 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-07-19 Listed $199,000 NTREIS
• 2021-09-01 Listing Removed — NTREIS
• 2021-08-29 Relisted — NTREIS
• 2021-08-25 Listing Removed — NTREIS
• 2021-08-18 Relisted — NTREIS
• 2021-08-05 Listing Removed — NTREIS
• 2021-07-31 Listed $185,000 NTREIS
• 2020-09-18 Pending — NTREIS
• 2020-09-16 Sold (MLS) — NTREIS
• 2020-09-04 Contingent — NTREIS
• 2020-09-01 Listed $49,900 NTREIS
• 2020-08-27 Sold (MLS) — NTREIS
• 2020-08-04 Pending — NTREIS
• 2020-07-17 Price Changed $65,000 NTREIS
• 2020-06-17 Listed $75,000 NTREIS