414 Barker St · Athens, TX 75751

$50,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 21 Days on market

Built 1912 0.28 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity with upside potential in Athens, TX! This 3-bed, 2-bath home was built in 1912. The property requires an extensive rehab and is ideal for a savvy investor, handyman, or renovation-focused buyer looking for their next project. With major TLC needed throughout, this home presents an opportunity to renovate, add value, and customize the layout to fit your strategy. No repairs will be completed by the seller. A repair estimate and scope of work are available for review, making it easy to evaluate costs and plan improvements. The existing footprint offers flexibility for multiple exit strategies, including rental use, long-term hold, or a full resale. Situated in an establis

Key facts

• Extensive rehab
• Upside potential
• 0.28 acre lot

Tags

• UPSIDE POTENTIAL
• EXTENSIVE REHAB
• OPPORTUNITY TO RENOVATE
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Property listed for sale; possession at closing/funding; Located in Henderson County, subdivision ATHENS
• Financial info: Seller is offering cash or owner-financing (owner will carry); Treat as clear loan status; no second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: No garage, carport, or covered parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1912; Frame construction with vinyl siding and wood; Pillar/post/pier foundation
• Exterior features: Level lot; Lot dimensions approximately 60 x 203

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: One living area and one dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.75% ✓
• Cap rate: 22.11%
• Cash-on-cash: 56.50%
• DSCR: 3.51
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $211,720
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 N Hamlett St	0.23mi	3/2.0	1,300 (-3%)	6mo	$224,900	$173	79
602 N Wofford St	0.47mi	3/2.0	1,332 (-1%)	2mo	$209,900	$158	75
211 Central Park Ct	0.45mi	3/2.0	1,225 (-9%)	0mo	$269,500	$220	64
829 N Prairieville St	0.50mi	2/2.5 (-1)	1,238 (-8%)	2mo	$55,000	$44	55
705 Bob St	0.40mi	3/1.0	1,200 (-10%)	8mo	$85,000	$71	53
224 S Pinkerton St	0.66mi	2/2.0 (-1)	1,458 (+9%)	1mo	$125,000	$86	48
503 E College St	0.44mi	2/2.0 (-1)	1,527 (+14%)	6mo	$179,500	$118	46
610 N Wofford St	0.48mi	3/2.0	1,200 (-10%)	20mo	$199,900	$167	43
807 E College St	0.73mi	3/2.0	1,531 (+14%)	3mo	$249,900	$163	40

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: 55.0%
• Equity multiple: 3.42×
• Total profit: $33,948
• Equity at exit: $7,455

10-year hold

• IRR: 60.0%
• Equity multiple: 6.99×
• Total profit: $83,904
• Equity at exit: $4,323

Cash invested: $14,000 (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 75751

• Home prices YoY: -33.1%
• Active inventory: 188
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$262
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $659

Break-even live

Break-even rent $540

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Wofford St Athens, TX	3.0	2.0	1299	$1,432	$1.10	20d	1	0.44mi
409 Royal St Apt 5 Athens, TX	2.0	1.0	950	$950	$1.00	43d	1	0.52mi
207 W College St Unit 102 Athens, TX	2.0	1.0	900	$865	$0.96	43d	1	0.64mi
215 Wood St Athens, TX	1.0–2.0	1.0–2.0	762	$1,520	$1.99	13d	4	0.67mi
900 E Corsicana St Athens, TX	2.0	1.0–2.0	767	$1,339	$1.74	13d	6	0.74mi
300 Lila Ln Athens, TX	2.0	2.0	932	$1,350	$1.45	43d	1	1.22mi

Listing history 17 events

1. 2026-06-19
   days on market $50,000 Active 21 DOM
2. 2026-06-18
   days on market $50,000 Active 20 DOM
3. 2026-06-17
   days on market $50,000 Active 19 DOM
4. 2026-06-17
   price $50,000 Active 18 DOM
5. 2026-06-16
   days on market $58,500 Active 18 DOM
6. 2026-06-15
   days on market $58,500 Active 17 DOM
7. 2026-06-14
   days on market $58,500 Active 15 DOM
8. 2026-06-12
   days on market $58,500 Active 14 DOM
9. 2026-06-09
   days on market $58,500 Active 11 DOM
10. 2026-06-08
    days on market $58,500 Active 10 DOM
11. 2026-06-07
    days on market $58,500 Active 9 DOM
12. 2026-06-05
    days on market $58,500 Active 6 DOM
13. 2026-06-03
    days on market $58,500 Active 5 DOM
14. 2026-06-02
    days on market $58,500 Active 4 DOM
15. 2026-06-01
    days on market $58,500 Active 3 DOM
16. 2026-05-31
    days on market $58,500 Active 2 DOM
17. 2026-05-29
    listed $58,500 Active

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 66% 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: $16,491
• − Mortgage interest: −$2,801
• − Property taxes: −$1,722
• − Insurance: −$250
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$1,455
• Taxable income: $7,625
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,079/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

1 event — show timeline

• 2026-05-29 Listed $58,500 NTREIS

Property tax history

+6.6%/yr

Latest (2025): $1,722 · +0.2% YoY. Source: county tax records.