8797 Fm 2494 · Athens, TX 75751

$125,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 235 Days on market

Built 1982 1.27 ac lot $74/sqft · 49% below area Est $244k · 49% under

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Why this score? — see what drove the C+ 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in the early 1980s, this brick home offers a solid foundation and a world of opportunity for the right buyer. Situated on over an acre of unrestricted land, it's located just outside the city limits, giving you flexibility to bring your vision to life, whether that's a full renovation, rental expansion, or redevelopment. The property is currently tenant-occupied on a month-to-month lease, providing immediate income potential while you plan your updates. Home needs significant improvements, but the upside is undeniable. Opportunities like this don't come along often, especially with this much land, this much freedom, and this much potential. This property is subject to pending litigation (Case No. CV25-0509-173, Henderson County District Court). The property is currently occupied by the plaintiff in the ongoing lawsuit. Buyer and buyer's agent are advised to conduct their own due diligence regarding the case status, occupancy, and any potential impacts on closing or possession prior to submitting an offer.

Key facts

• Full renovation
• Rental expansion
• Unrestricted land

Tags

• UNRESTRICTED LAND
• IMMEDIATE INCOME POTENTIAL
• FULL RENOVATION
• RENTAL EXPANSION
• REDEVELOPMENT

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$244,467) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools D, amenities F.
• Cross Roads ISD (rural): math 64% / reading 49% proficiency, ranked #99 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 191 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

• ARV (median comp): $244,467
• List price: $125,000
• Delta: -48.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-10,727
• Equity at exit: $18,638

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,231
• Equity at exit: $10,808

Cash invested: $35,000 (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: 191
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$298 /mo · $3,576/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $148

Break-even live

Break-even rent $1,273

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $219	-5% $183	+0% $148	+5% $113	+10% $77
Rent	-10% $33	-5% $90	+0% $148	+5% $206	+10% $263
Rate	-1.0pp $211	-0.5pp $180	base $148	+0.5pp $115	+1.0pp $83

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 235 DOM
2. 2026-06-19
   days on market $125,000 Active 233 DOM
3. 2026-06-18
   days on market $125,000 Active 232 DOM
4. 2026-06-17
   days on market $125,000 Active 231 DOM
5. 2026-06-16
   days on market $125,000 Active 230 DOM
6. 2026-06-15
   days on market $125,000 Active 229 DOM
7. 2026-06-14
   days on market $125,000 Active 227 DOM
8. 2026-06-12
   days on market $125,000 Active 226 DOM
9. 2026-06-09
   days on market $125,000 Active 223 DOM
10. 2026-06-08
    days on market $125,000 Active 222 DOM
11. 2026-06-07
    days on market $125,000 Active 221 DOM
12. 2026-06-05
    days on market $125,000 Active 218 DOM
13. 2026-06-03
    days on market $125,000 Active 217 DOM
14. 2026-06-02
    days on market $125,000 Active 216 DOM
15. 2026-06-01
    days on market $125,000 Active 215 DOM
16. 2026-05-31
    days on market $125,000 Active 214 DOM
17. 2026-05-30
    days on market $125,000 Active 213 DOM
18. 2025-10-29
    listed $125,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Built in the early 1980s, this brick home offers a solid foundation and a world of opportunity for the right buyer. Situated on over an acre of unrestricted land, it's located just outside the city limits, giving you flexibility to bring your vision to life, whether that's a full renovation, rental expansion, or redevelopment. The property is currently tenant-occupied on a month-to-month lease, providing immediate income potential while you plan your updates. Home needs significant improvements, but the upside is undeniable. Opportunities like this don't come along often, especially with this much land, this much freedom, and this much potential. This property is subject to pending litigation (Case No. CV25-0509-173, Henderson County District Court). The property is currently occupied by the plaintiff in the ongoing lawsuit. Buyer and buyer's agent are advised to conduct their own due diligence regarding the case status, occupancy, and any potential impacts on closing or possession prior to submitting an offer.

ⓘ 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: $3,576 · $298/mo
• Projected year-2 tax: $3,576 · $298/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $17,521
• − Mortgage interest: −$7,002
• − Property taxes: −$3,576
• − Insurance: −$625
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,636
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,804/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: Cross Roads ISD
• NCES district ID: 4815840
• Math proficiency: 64% ▬ 0.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $46,109
• Composite: 47.88/100
• National rank: #2216
• State rank: #99 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

• 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

• 2025-10-29 Listed $125,000 HCBOR

Property tax history

+4.0%/yr

Latest (2025): $3,576 · +1.1% YoY. Source: county tax records.