613 Ellington St · Atlanta, TX 75551

$94,900

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 41 Days on market

Built 1955 7,492 sqft lot $115/sqft · 108% above area

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute and full of potential! This 2-bedroom, 1-bath frame home offers approximately 828 square feet and was built in 1955. Perfect for a first-time homebuyer, someone looking to downsize, or an investor seeking to add to their portfolio. This property provides flexibility and opportunity in a convenient Atlanta location. Can be purchased individually or as part of a package deal including 9 additional properties.

Key facts

• 7,492 sq ft lot
• Built 1955
• Listed 41 days

Property features AI

Finance

• Other: Directions: From Main St., turn onto Florence St.; turn right onto W Miller St.; turn left onto Glass St.; turn left onto Ellington St.; property will be on the left.

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Pillar/Post/Pier foundation; Shingle roof; Built area approximately 828
• Exterior features: Chain link fencing; Paved road frontage on a city street; Subdivision: Atlanta Heights

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $90k (5.2% below list).
• Recommended offer: $90k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#500 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Atlanta ISD (rural): math 37% / reading 46% proficiency, ranked #402 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000 (5.2% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% 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. 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. 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: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $45,587
• List price: $94,900
• Delta: 108.17%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-8,791
• Equity at exit: $14,150

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $781
• Equity at exit: $8,205

Cash invested: $26,572 (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 75551

• Home prices YoY: -24.3%
• Active inventory: 174
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $104

Break-even live

Break-even rent $769

Max offer price $94,900

Occupancy floor 83%

Sensitivity live

Price	-10% $157	-5% $131	+0% $104	+5% $77	+10% $50
Rent	-10% $33	-5% $68	+0% $104	+5% $139	+10% $175
Rate	-1.0pp $151	-0.5pp $128	base $104	+0.5pp $79	+1.0pp $54

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Clearview St Unit B Atlanta, TX	2.0	1.0	962	$900	$0.94	45d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $94,900 Active 41 DOM
2. 2026-06-21
   days on market $94,900 Active 40 DOM
3. 2026-06-18
   days on market $94,900 Active 38 DOM
4. 2026-06-17
   days on market $94,900 Active 37 DOM
5. 2026-06-16
   days on market $94,900 Active 36 DOM
6. 2026-06-15
   days on market $94,900 Active 35 DOM
7. 2026-06-13
   days on market $94,900 Active 33 DOM
8. 2026-06-12
   days on market $94,900 Active 32 DOM
9. 2026-06-09
   days on market $94,900 Active 29 DOM
10. 2026-06-08
    days on market $94,900 Active 28 DOM
11. 2026-06-08
    days on market $94,900 Active 27 DOM
12. 2026-06-07
    days on market $94,900 Active 26 DOM
13. 2026-06-03
    days on market $94,900 Active 23 DOM
14. 2026-06-02
    days on market $94,900 Active 22 DOM
15. 2026-06-01
    days on market $94,900 Active 21 DOM
16. 2026-05-31
    days on market $94,900 Active 20 DOM
17. 2026-04-09
    listed $94,900 Active 421-char remark
18. 2024-08-04
    historical $850
19. 2024-07-31
    listed $850
20. 2017-08-21
    soldstatus
21. 2016-06-29
    soldstatus
22. 2011-06-02
    soldstatus
23. 2005-12-29
    soldstatus
24. 2004-04-28
    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: $841 · $70/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$895/yr (+$75/mo · 106.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,800
• − Mortgage interest: −$5,316
• − Property taxes: −$841
• − Insurance: −$474
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,761
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,321/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: Atlanta ISD
• NCES district ID: 4808880
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,392
• Composite: 34.5/100
• National rank: #5182
• State rank: #402 of 826 in TX

Livability — Atlanta

• Score: 68/100
• State rank: #500
• US rank: #9952

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, TX
• Population (ZIP): 10,768

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.80%
• Current HPI: 142.5195
• Rent YoY: —
• Metro: —
• 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 events — show timeline

• 2026-04-09 Listed $94,900 TBOR
• 2024-08-04 Rental Removed $850 BUILDIUM
• 2024-07-31 Listed for Rent $850 BUILDIUM
• 2017-08-21 Sold (Public Records) — Public Records
• 2016-06-29 Sold (Public Records) — Public Records
• 2011-06-02 Sold (Public Records) — Public Records
• 2005-12-29 Sold (Public Records) — Public Records
• 2004-04-28 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $841 · +0.9% YoY. Source: county tax records.