401 Reynolds Rd · Athens, TX 75751

$189,900

3 bd · 1.5 ba · 1,327 sqft · SingleFamily public records · 15 Days on market

Built 1953 0.30 ac lot Est $204k · 7% under

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +10.7/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• 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 MLS

NEW NEW NEW appliances, flooring, paint, roof, HVAC! Sits on a large corner lot, fenced yard!!! Call me today for your showing!!

Key facts

• Metal roof
• Water heater
• Renovated kitchen

Tags

• CORNER LOT
• NEW HVAC SYSTEM
• WATER HEATER
• METAL ROOF
• UPDATED FLOORING
• RENOVATED KITCHEN

Property features AI

Finance

• Other: Lot under 0.5 acre (about 0.296 acre); Subdivision: Pineoak Sub; Directions: From downtown Athens go south on Hwy 19 and turn right on Farm Road 59; in about one mile the house will be on the right
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: On-site parking
• Security: Fire alarm
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Accessibility features: none; Property not attached
• Construction: Built in 1953; Brick and siding construction; Metal roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; One living area; One dining area; Total room count: 4; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (13.9% below list).
• Recommended offer: $163k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 191 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $163,460 (13.9% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $204,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 Southwood	0.46mi	3/2.0	1,370 (+3%)	3mo	$244,000	$178	69
784 Southwood Dr	0.39mi	3/2.0	1,236 (-7%)	1mo	$245,000	$198	68
716 Southwood Dr	0.31mi	3/2.0	1,294 (-2%)	15mo	$199,000	$154	67
709 Southoak Dr	0.30mi	3/2.0	1,196 (-10%)	5mo	$135,000	$113	64
713 Ruth St	0.30mi	3/1.5	1,212 (-9%)	16mo	$165,000	$136	58
774 Southwood Dr	0.45mi	3/2.0	1,277 (-4%)	21mo	$199,000	$156	54
121 W Clinton Ave	0.56mi	3/2.0	1,370 (+3%)	16mo	$105,000	$77	53
737 Southwood Dr	0.42mi	2/2.0 (-1)	1,285 (-3%)	19mo	$209,500	$163	53
118 W Cayuga Dr	0.52mi	3/2.0	1,208 (-9%)	10mo	$200,000	$166	50
108 W Clinton Ave	0.66mi	3/1.0	1,420 (+7%)	11mo	$140,000	$99	46
103 E Cayuga Dr	0.69mi	3/2.0	1,476 (+11%)	3mo	$99,900	$68	45
514 Ravenwood Dr	0.34mi	3/2.0	1,520 (+14%)	18mo	$224,900	$148	43

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,921
• Equity at exit: $28,315

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-18,555
• Equity at exit: $16,419

Cash invested: $53,172 (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: 191
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $61

Break-even live

Break-even rent $1,558

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $115	+0% $61	+5% $7	+10% $-47
Rent	-10% $-68	-5% $-4	+0% $61	+5% $125	+10% $190
Rate	-1.0pp $156	-0.5pp $109	base $61	+0.5pp $12	+1.0pp $-38

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.20mi
1100 Meadow Dr Athens, TX	3.0	2.0	1396	$1,900	$1.36	45d	1	0.40mi
910 Maryland Dr Athens, TX	3.0	2.5	1144	$1,750	$1.53	45d	1	0.65mi
207 W College St Unit 102 Athens, TX	2.0	1.0	900	$865	$0.96	45d	1	1.41mi

Listing history 13 events

1. 2026-06-22
   days on market $189,900 Active 15 DOM
2. 2026-06-21
   days on market $189,900 Active 14 DOM
3. 2026-06-19
   days on market $189,900 Active 12 DOM
4. 2026-06-18
   days on market $189,900 Active 11 DOM
5. 2026-06-17
   days on market $189,900 Active 10 DOM
6. 2026-06-16
   days on market $189,900 Active 9 DOM
7. 2026-06-16
   price $189,900 Active 8 DOM
8. 2026-06-15
   days on market $194,900 Active 8 DOM
9. 2026-06-14
   days on market $194,900 Active 6 DOM
10. 2026-06-12
    days on market $194,900 Active 5 DOM
11. 2026-06-09
    days on market $194,900 Active 2 DOM
12. 2026-06-07
    remarks 547-char remark
13. 2026-06-07
    listed $194,900 Active 1 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: $1,866 · $155/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,609/yr (+$134/mo · 86.3%)

ⓘ 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 60% 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: $19,615
• − Mortgage interest: −$10,637
• − Property taxes: −$1,866
• − Insurance: −$950
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,524
• Taxable loss: −$2,500
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,330/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

+8.6% since first listed

7 events — show timeline

• 2026-06-07 Listed $194,900 NTREIS
• 2022-04-08 Sold (Public Records) — Public Records
• 2022-04-08 Sold (Public Records) — Public Records
• 2022-04-04 Sold (MLS) — GTAR
• 2022-03-01 Listed $179,500 GTAR
• 2021-07-15 Sold (Public Records) — Public Records
• 2001-10-11 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,866 · +0.2% YoY. Source: county tax records.