500 Pine Oak Dr · Athens, TX 75751

$125,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 72 Days on market

Built 1955 Average condition 0.30 ac lot $105/sqft · 24% below area Est $166k · 24% under ↓ 5% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Spacious 5-bedroom, 2-bath home situated on a desirable corner lot in Athens! This property features an oversized den, perfect for entertaining, a second living area, or creating your ideal gathering space. The flexible layout offers plenty of room for growing needs, home offices, or guest accommodations. Enjoy added value with solar panels for improved energy efficiency and long-term savings. Conveniently located with easy access to local amenities, shopping, and dining. Don’t miss the opportunity to make this versatile property your own—schedule your showing today!

Key facts

• 0.3 acre lot
• Built 1955
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $871 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $118,439 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1955 — 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: 1.28% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,548
• List price: $125,999
• Delta: -23.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Southoak Dr	0.36mi	3/2.0	1,196 (-0%)	6mo	$135,000	$113	77
784 Southwood Dr	0.45mi	3/2.0	1,236 (+3%)	2mo	$245,000	$198	72
706 Barbara St	0.23mi	3/2.0	1,319 (+10%)	2mo	$187,500	$142	71
713 Ruth St	0.32mi	3/1.5	1,212 (+1%)	18mo	$165,000	$136	66
118 W Cayuga Dr	0.51mi	3/2.0	1,208 (+1%)	12mo	$200,000	$166	65
716 Southwood Dr	0.34mi	3/2.0	1,294 (+8%)	16mo	$199,000	$154	57
1104 Meadow Dr	0.42mi	2/2.0 (-1)	1,084 (-10%)	2mo	$174,000	$161	57
770 Southwood	0.50mi	3/2.0	1,370 (+14%)	4mo	$244,000	$178	49
774 Southwood Dr	0.50mi	3/2.0	1,277 (+6%)	22mo	$199,000	$156	48
737 Southwood Dr	0.45mi	2/2.0 (-1)	1,285 (+7%)	20mo	$209,500	$163	46
121 W Clinton Ave	0.54mi	3/2.0	1,370 (+14%)	18mo	$105,000	$77	36
901 Mill Run Rd	0.68mi	3/1.5	1,072 (-11%)	21mo	$169,000	$158	31

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $8,944
• Equity at exit: $18,787

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $45,569
• Equity at exit: $10,894

Cash invested: $35,280 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $202,445 ($171/sqft)
• Median days on market: 39 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -19.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75751

• Home prices YoY: -33.1%
• Active inventory: 230
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$661
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $461

Break-even live

Break-even rent $1,031

Max offer price $125,999

Occupancy floor 66%

Sensitivity live

Price	-10% $532	-5% $497	+0% $461	+5% $425	+10% $390
Rent	-10% $334	-5% $397	+0% $461	+5% $525	+10% $589
Rate	-1.0pp $525	-0.5pp $493	base $461	+0.5pp $429	+1.0pp $395

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: $31,500
• Closing costs: $3,780
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 W Cayuga Dr Athens, TX	4.0	2.0	1495	$1,500	$1.00	93d	1	0.24mi
1100 Meadow Dr Athens, TX	3.0	2.0	1396	$1,900	$1.36	93d	1	0.37mi
910 Maryland Dr Athens, TX	3.0	2.5	1144	$1,750	$1.53	93d	1	0.73mi
207 W College St Unit 102 Athens, TX	2.0	1.0	900	$865	$0.96	93d	1	1.38mi
401 S Carroll St Athens, TX	2.0	1.0	780	$1,020	$1.31	70d	12	1.44mi

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City waterElectricity connectedCable availableNot in a municipal utility district
• Home design: Single family residenceOne level
• Construction: Built in 1955Brick and siding exteriorPillar/post/pier foundationComposition shingle roof
• Exterior features: Corner lotChain link and privacy fencingShed(s) on the property

Interior

• Kitchen: Electric cooktopElectric oven
• Bedrooms: Primary bedroom on level 1 (14 x 15)Bedroom on level 1 (12 x 13)Bedroom on level 1 (12 x 11)Den on level 1 (20 x 20)
• Flooring: Hardwood flooring
• Bathrooms: Primary bathroom on level 1 (8 x 8)Additional bathroom on level 1 (8 x 8)Total of 2 bathrooms
• Heating & cooling: Active solar heatingCeiling fan(s)Wall/window unit(s)Window unit(s)
• Interior features: Cable TV availableWindow coverings
• Laundry & utility: Washer hookup

Listing history 44 events

1. 2026-07-16
   days on market $125,999 Active 72 DOM
2. 2026-07-14
   days on market $125,999 Active 71 DOM
3. 2026-07-13
   days on market $125,999 Active 70 DOM
4. 2026-07-12
   days on market $125,999 Active 69 DOM
5. 2026-07-11
   days on market $125,999 Active 68 DOM
6. 2026-07-10
   days on market $125,999 Active 67 DOM
7. 2026-07-09
   days on market $125,999 Active 66 DOM
8. 2026-07-08
   days on market $125,999 Active 65 DOM
9. 2026-07-07
   days on market $125,999 Active 64 DOM
10. 2026-07-06
    days on market $125,999 Active 63 DOM
11. 2026-07-05
    days on market $125,999 Active 62 DOM
12. 2026-07-04
    days on market $125,999 Active 61 DOM
13. 2026-07-03
    days on market $125,999 Active 60 DOM
14. 2026-07-02
    days on market $125,999 Active 59 DOM
15. 2026-07-01
    days on market $125,999 Active 58 DOM
16. 2026-06-30
    days on market $125,999 Active 57 DOM
17. 2026-06-29
    days on market $125,999 Active 56 DOM
18. 2026-06-28
    days on market $125,999 Active 55 DOM
19. 2026-06-27
    pricedays on market $125,999 Active 54 DOM
20. 2026-06-26
    days on market $126,500 Active 52 DOM
21. 2026-06-23
    price $126,500 Active 49 DOM
22. 2026-06-22
    days on market $128,000 Active 49 DOM
23. 2026-06-21
    days on market $128,000 Active 48 DOM
24. 2026-06-19
    days on market $128,000 Active 46 DOM
25. 2026-06-18
    days on market $128,000 Active 45 DOM
26. 2026-06-17
    days on market $128,000 Active 44 DOM
27. 2026-06-16
    days on market $128,000 Active 43 DOM
28. 2026-06-15
    days on market $128,000 Active 42 DOM
29. 2026-06-14
    days on market $128,000 Active 40 DOM
30. 2026-06-12
    days on market $128,000 Active 39 DOM
31. 2026-06-09
    days on market $128,000 Active 36 DOM
32. 2026-06-08
    days on market $128,000 Active 35 DOM
33. 2026-06-07
    days on market $128,000 Active 34 DOM
34. 2026-06-05
    pricedays on market $128,000 Active 31 DOM
35. 2026-06-03
    days on market $130,000 Active 30 DOM
36. 2026-06-02
    days on market $130,000 Active 29 DOM
37. 2026-06-01
    days on market $130,000 Active 28 DOM
38. 2026-05-31
    days on market $130,000 Active 27 DOM
39. 2026-05-30
    days on market $130,000 Active 26 DOM
40. 2026-05-04
    listed $135,000 Active 585-char remark
41. 2006-01-10
    soldstatus
42. 2006-01-10
    soldstatus
43. 2005-11-01
    soldstatus
44. 1987-03-10
    soldstatus

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $2,306 · $192/mo
• Expected delta: +$1,087/yr (+$91/mo · 89.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $19,382
• − Mortgage interest: −$7,058
• − Property taxes: −$1,219
• − Insurance: −$630
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,665
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,644/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 · 6 photos

Average 55/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This home is in average condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. Painting, refinishing, and updating the kitchen and bathroom can significantly increase its value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathtub — Signs of wear
• Minor Paint — Faded appearance

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Refinishing hardwood floors — Refinished floors can add value and improve the home's appearance. ↑
• Both Updating kitchen countertops and appliances — Modernizing the kitchen can attract more buyers and renters. ↑
• Both Updating the bathroom fixtures — Fresh fixtures can enhance the bathroom's functionality and appeal. ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and landscaping can significantly boost the home's value and appeal to 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 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

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City waterElectricity connectedCable availableNot in a municipal utility district
• Home design: Single family residenceOne level
• Construction: Built in 1955Brick and siding exteriorPillar/post/pier foundationComposition shingle roof
• Exterior features: Corner lotChain link and privacy fencingShed(s) on the property

Interior

• Kitchen: Electric cooktopElectric oven
• Bedrooms: Primary bedroom on level 1 (14 x 15)Bedroom on level 1 (12 x 13)Bedroom on level 1 (12 x 11)Den on level 1 (20 x 20)
• Flooring: Hardwood flooring
• Bathrooms: Primary bathroom on level 1 (8 x 8)Additional bathroom on level 1 (8 x 8)Total of 2 bathrooms
• Heating & cooling: Active solar heatingCeiling fan(s)Wall/window unit(s)Window unit(s)
• Interior features: Cable TV availableWindow coverings
• Laundry & utility: Washer hookup

Price history

-5.2% since first listed

7 events — show timeline

• 2026-06-03 Price Changed $128,000 NTREIS
• 2026-05-21 Price Changed $130,000 NTREIS
• 2026-05-04 Listed $135,000 NTREIS
• 2006-01-10 Sold (Public Records) — Public Records
• 2006-01-10 Sold (Public Records) — Public Records
• 2005-11-01 Sold (Public Records) — Public Records
• 1987-03-10 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,219 · +0.2% YoY. Source: county tax records.