11543 st Hwy 19 N · Athens, TX 75752

$117,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily · 86 Days on market

Built 1951 Good condition 0.84 ac lot $77/sqft · 66% 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 +9.6/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 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.

Key facts

• 0.85 acres
• 0.84 acre lot
• Built 1951

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $117k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Central Athens (math 42% / reading 36%, grade F, #1,651 of 4,322 statewide, top 39%, 587 students, 76% 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 77% FRL vs 62% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 242 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $347,453
• List price: $117,000
• Delta: -66.33%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11234 State Highway 19 N	0.29mi	3/1.0 (-1)	1,584 (+5%)	34mo	$295,000	$186	49
1468 County Road 3824	1.26mi	3/2.0 (-1)	1,440 (-5%)	15mo	$250,000	$174	40
3822 County Road 3804	1.96mi	3/2.0 (-1)	1,568 (+4%)	52mo	$260,000	$166	34
9461 CR 3910	2.00mi	2/2.0 (-2)	1,474 (-2%)	36mo	$375,000	$254	31
12351 State Highway 19 N	0.38mi	2/2.0 (-2)	1,944 (+29%)	55mo	$399,500	$206	27
10392 County Road 3819	1.82mi	3/2.0 (-1)	1,886 (+25%)	14mo	$575,000	$305	23
10802 County Road 3909	1.39mi	3/2.5 (-1)	1,671 (+10%)	24mo	$465,000	$278	20
13117 County Road 3822	2.11mi	3/2.0 (-1)	1,784 (+18%)	54mo	$425,000	$238	15

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $15,321
• Equity at exit: $17,445

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $57,553
• Equity at exit: $10,116

Cash invested: $32,760 (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: 242
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $538

Break-even live

Break-even rent $1,023

Max offer price $117,000

Occupancy floor 63%

Sensitivity live

Price	-10% $619	-5% $578	+0% $538	+5% $497	+10% $457
Rent	-10% $403	-5% $471	+0% $538	+5% $605	+10% $672
Rate	-1.0pp $597	-0.5pp $568	base $538	+0.5pp $508	+1.0pp $477

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: $29,250
• Closing costs: $3,510
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Property is not attached and has no accessory unitMulti-parcel: YesNo known restrictions
• Financial info: Listing terms: Cash or ConventionalLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport1 covered parking spaceAdditional parking available
• Utilities: City waterSeptic
• Home design: Single-family residenceResidential propertyOne storyPreowned (built 1951)
• Construction: Metal roofSiding exteriorPillar/post/pier foundationYear built: 1951
• Exterior features: Interior lot with many treesNo fencing

Interior

• Kitchen: DishwasherElectric rangeKitchen islandEat-in kitchen
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Ceramic tileLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Decorative lightingEat-in kitchenKitchen islandOne living areaOne dining areaTotal of 5 roomsLevels: One
• Laundry & utility: Laundry: OtherElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $117,000 Active 86 DOM
2. 2026-08-07
   days on market $117,000 Active 85 DOM
3. 2026-08-06
   days on market $117,000 Active 84 DOM
4. 2026-08-05
   days on market $117,000 Active 83 DOM
5. 2026-08-04
   days on market $117,000 Active 82 DOM
6. 2026-08-03
   days on market $117,000 Active 81 DOM
7. 2026-07-31
   days on market $117,000 Active 78 DOM
8. 2026-07-30
   days on market $117,000 Active 77 DOM
9. 2026-07-29
   days on market $117,000 Active 76 DOM
10. 2026-07-27
    days on market $117,000 Active 74 DOM
11. 2026-07-25
    days on market $117,000 Active 72 DOM
12. 2026-07-24
    days on market $117,000 Active 71 DOM
13. 2026-07-23
    days on market $117,000 Active 70 DOM
14. 2026-07-23
    price $117,000 Active 69 DOM
15. 2026-07-22
    days on market $130,000 Active 69 DOM
16. 2026-07-21
    days on market $130,000 Active 68 DOM
17. 2026-07-18
    days on market $130,000 Active 65 DOM
18. 2026-07-17
    days on market $130,000 Active 63 DOM
19. 2026-07-16
    days on market $130,000 Active 62 DOM
20. 2026-07-14
    days on market $130,000 Active 61 DOM
21. 2026-07-13
    days on market $130,000 Active 60 DOM
22. 2026-07-12
    days on market $130,000 Active 59 DOM
23. 2026-07-11
    days on market $130,000 Active 58 DOM
24. 2026-07-10
    days on market $130,000 Active 57 DOM
25. 2026-07-09
    days on market $130,000 Active 56 DOM
26. 2026-07-08
    days on market $130,000 Active 55 DOM
27. 2026-07-07
    days on market $130,000 Active 54 DOM
28. 2026-07-06
    days on market $130,000 Active 53 DOM
29. 2026-07-05
    days on market $130,000 Active 52 DOM
30. 2026-07-04
    days on market $130,000 Active 51 DOM
31. 2026-07-03
    days on market $130,000 Active 50 DOM
32. 2026-07-02
    days on market $130,000 Active 49 DOM
33. 2026-07-01
    days on market $130,000 Active 48 DOM
34. 2026-06-30
    days on market $130,000 Active 47 DOM
35. 2026-06-29
    days on market $130,000 Active 46 DOM
36. 2026-06-28
    days on market $130,000 Active 45 DOM
37. 2026-06-27
    days on market $130,000 Active 44 DOM
38. 2026-06-26
    days on market $130,000 Active 42 DOM
39. 2026-06-22
    days on market $130,000 Active 39 DOM
40. 2026-06-21
    days on market $130,000 Active 38 DOM
41. 2026-06-19
    days on market $130,000 Active 36 DOM
42. 2026-06-18
    days on market $130,000 Active 35 DOM
43. 2026-06-17
    days on market $130,000 Active 34 DOM
44. 2026-06-16
    days on market $130,000 Active 33 DOM
45. 2026-06-15
    days on market $130,000 Active 32 DOM
46. 2026-06-14
    days on market $130,000 Active 30 DOM
47. 2026-06-12
    days on market $130,000 Active 29 DOM
48. 2026-06-09
    days on market $130,000 Active 26 DOM
49. 2026-06-08
    days on market $130,000 Active 25 DOM
50. 2026-06-07
    days on market $130,000 Active 24 DOM

ⓘ 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: $20,451
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,404
• Taxable income: $4,882
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $5,282/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 Est. rehab $7,560–$22,680 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 34/100

Zoned Schools

Elementary Central Athens F TX #1,651/4,322 Nat'l #20,819/41,679 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

• County: Henderson · 80,471 people
• City population: 18,644
• Population (ZIP): 7,391
• Household income: $58,185
• Rent vs Own: 13.5% rent · 86.5% own

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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: 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%

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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: ▼ -73.92%
• Current HPI: 200.117
• Rent YoY: —
• Metro: —
• 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: Property is not attached and has no accessory unitMulti-parcel: YesNo known restrictions
• Financial info: Listing terms: Cash or ConventionalLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport1 covered parking spaceAdditional parking available
• Utilities: City waterSeptic
• Home design: Single-family residenceResidential propertyOne storyPreowned (built 1951)
• Construction: Metal roofSiding exteriorPillar/post/pier foundationYear built: 1951
• Exterior features: Interior lot with many treesNo fencing

Interior

• Kitchen: DishwasherElectric rangeKitchen islandEat-in kitchen
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Ceramic tileLuxury vinyl plankTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Decorative lightingEat-in kitchenKitchen islandOne living areaOne dining areaTotal of 5 roomsLevels: One
• Laundry & utility: Laundry: OtherElectric water heater

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