410 Williams St · Athens, TX 75751

$110,000

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 256 Days on market

Built 1967 8,712 sqft lot $98/sqft · at area comps Est $111k · at est.

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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 +7.9/15.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• 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

Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

Key facts

• 8,712 sq ft lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools D, amenities 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.
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 62% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $110,916
• List price: $110,000
• Delta: -0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W Scott St	0.27mi	2/1.0 (-1)	1,056 (-6%)	2mo	$95,000	$90	70
1013 S 3rd St	0.24mi	3/1.0	1,052 (-6%)	22mo	$125,000	$119	59
204 Barker St	0.46mi	3/2.0	1,056 (-6%)	14mo	$175,000	$166	56
211 Central Park Ct	0.59mi	3/2.0	1,225 (+10%)	0mo	$269,500	$220	54
829 N Prairieville St	0.38mi	2/2.5 (-1)	1,238 (+11%)	2mo	$55,000	$44	54

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-9,415
• Equity at exit: $16,401

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,851
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$577
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $131

Break-even live

Break-even rent $1,087

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $193	-5% $162	+0% $131	+5% $100	+10% $69
Rent	-10% $32	-5% $81	+0% $131	+5% $180	+10% $230
Rate	-1.0pp $186	-0.5pp $159	base $131	+0.5pp $102	+1.0pp $73

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 York St Unit B Athens, TX	2.0	1.0	700	$795	$1.14	44d	1	0.59mi
207 W College St Unit 102 Athens, TX	2.0	1.0	900	$865	$0.96	44d	1	0.65mi
401 S Carroll St Athens, TX	2.0	1.0	780	$1,020	$1.31	21d	12	0.83mi
409 Royal St Apt 5 Athens, TX	2.0	1.0	950	$950	$1.00	44d	1	0.86mi
722 Wofford St Athens, TX	3.0	2.0	1299	$1,432	$1.10	21d	1	0.99mi
215 Wood St Athens, TX	1.0–2.0	1.0–2.0	762	$1,520	$1.99	14d	4	1.27mi
900 E Corsicana St Athens, TX	2.0	1.0–2.0	767	$1,339	$1.74	14d	6	1.31mi

Listing history 50 events

1. 2026-06-19
   days on market $110,000 Active 256 DOM
2. 2026-06-18
   days on market $110,000 Active 255 DOM
3. 2026-06-17
   days on market $110,000 Active 254 DOM
4. 2026-06-16
   days on market $110,000 Active 253 DOM
5. 2026-06-15
   days on market $110,000 Active 252 DOM
6. 2026-06-14
   days on market $110,000 Active 250 DOM
7. 2026-06-12
   days on market $110,000 Active 249 DOM
8. 2026-06-09
   days on market $110,000 Active 246 DOM
9. 2026-06-08
   days on market $110,000 Active 245 DOM
10. 2026-06-07
    days on market $110,000 Active 244 DOM
11. 2026-06-05
    days on market $110,000 Active 241 DOM
12. 2026-06-03
    days on market $110,000 Active 240 DOM
13. 2026-06-02
    days on market $110,000 Active 239 DOM
14. 2026-06-01
    days on market $110,000 Active 238 DOM
15. 2026-05-31
    days on market $110,000 Active 237 DOM
16. 2026-05-30
    days on market $110,000 Active 236 DOM
17. 2026-03-13
    price $110,000 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

18. 2026-03-13
    status Active 427-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

19. 2026-03-13
    price $110,000 427-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

20. 2026-03-13
    status Active

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

21. 2026-03-13
    status Active

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

22. 2026-03-13
    price $110,000

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

23. 2026-03-13
    price $110,000

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

24. 2026-03-13
    status Active

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

25. 2026-03-13
    price $110,000

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

26. 2026-03-13
    status Active 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

27. 2026-03-02
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

28. 2026-03-02
    status Pending 427-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

29. 2026-03-02
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

30. 2026-03-01
    status Pending
31. 2026-02-23
    status Active

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

32. 2026-02-23
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

33. 2026-02-23
    historical Active Option Contract 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

34. 2026-02-23
    status Active 427-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

35. 2026-02-23
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

36. 2026-02-23
    status Pending 427-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

37. 2026-02-23
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

38. 2026-02-23
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

39. 2026-02-20
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

40. 2026-02-20
    historical Active Option Contract 428-char remark

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

41. 2026-02-20
    status Pending

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

42. 2026-01-14
    price $115,900 428-char remark

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

43. 2026-01-14
    price $115,900 427-char remark

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

44. 2026-01-14
    price $115,900

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

45. 2026-01-14
    price $115,900

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

46. 2026-01-14
    price $115,900

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

47. 2025-12-24
    status Active

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

48. 2025-12-24
    status Active 427-char remark

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

49. 2025-12-24
    status Active

    Show marketing remark (427 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

50. 2025-12-23
    status Active

    Show marketing remark (428 chars)

    Charming 3-bedroom, 1.5-bath brick home with attached 1-car carport, set on a spacious lot with a few trees and an open patio to enjoy the outdoors. The large yard provides plenty of room for play, gardening, or future improvements. This property is a great fit for first-time homebuyers looking to build equity, or for investors seeking rental or resale potential. Full of opportunity, this home is ready for its next chapter!

ⓘ 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: $2,836 · $236/mo
• Projected year-2 tax: $2,836 · $236/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 62% 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: $15,035
• − Mortgage interest: −$6,162
• − Property taxes: −$2,836
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,200
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,598/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

+22.4% since first listed

70 events — show timeline

• 2026-03-13 Price Changed $110,000 NTREIS
• 2026-03-13 Relisted — HCBOR
• 2026-03-13 Price Changed $110,000 HCBOR
• 2026-03-13 Relisted — HARMLS
• 2026-03-13 Relisted — LAAR
• 2026-03-13 Price Changed $110,000 HARMLS
• 2026-03-13 Price Changed $110,000 LAAR
• 2026-03-13 Relisted — GTAR
• 2026-03-13 Price Changed $110,000 GTAR
• 2026-03-13 Relisted — NTREIS
• 2026-03-02 Pending — LAAR
• 2026-03-02 Pending — HCBOR
• 2026-03-02 Pending — NTREIS
• 2026-03-01 Pending — HARMLS
• 2026-02-23 Relisted — LAAR
• 2026-02-23 Pending — HARMLS
• 2026-02-23 Contingent — NTREIS
• 2026-02-23 Relisted — HCBOR
• 2026-02-23 Pending — LAAR
• 2026-02-23 Pending — HCBOR
• 2026-02-23 Pending — HARMLS
• 2026-02-23 Pending — NTREIS
• 2026-02-20 Pending — HARMLS
• 2026-02-20 Contingent — NTREIS
• 2026-02-20 Pending — GTAR
• 2026-01-14 Price Changed $115,900 NTREIS
• 2026-01-14 Price Changed $115,900 HCBOR
• 2026-01-14 Price Changed $115,900 HARMLS
• 2026-01-14 Price Changed $115,900 GTAR
• 2026-01-14 Price Changed $115,900 LAAR
• 2025-12-24 Relisted — LAAR
• 2025-12-24 Relisted — HCBOR
• 2025-12-24 Relisted — HARMLS
• 2025-12-23 Relisted — GTAR
• 2025-12-23 Relisted — NTREIS
• 2025-11-26 Pending — HCBOR
• 2025-11-26 Pending — HARMLS
• 2025-11-26 Pending — LAAR
• 2025-11-26 Pending — NTREIS
• 2025-11-19 Pending — HARMLS
• 2025-11-19 Pending — GTAR
• 2025-11-19 Contingent — NTREIS
• 2025-09-02 Listed $125,000 HCBOR
• 2025-09-02 Listed $125,000 HARMLS
• 2025-08-29 Listed $125,000 GTAR
• 2025-08-29 Listed $125,000 LAAR
• 2025-08-29 Listed $125,000 NTREIS
• 2024-10-31 Rental Removed $1,275 NTREIS
• 2024-09-21 Rental Removed $1,275 BUILDIUM
• 2024-09-21 Listed for Rent $1,275 NTREIS
• 2024-09-17 Listed for Rent $1,275 BUILDIUM
• 2023-10-12 Rental Removed $1,250 NTREIS
• 2023-09-22 Listed for Rent $1,250 NTREIS
• 2023-09-22 Rental Removed $1,250 BUILDIUM
• 2023-09-03 Listed for Rent $1,250 BUILDIUM
• 2021-08-31 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — GTAR
• 2021-08-27 Sold (MLS) — HCBOR
• 2021-08-27 Sold (MLS) — NTREIS
• 2021-06-07 Pending — NTREIS
• 2021-06-07 Listed $99,000 GTAR
• 2021-06-04 Relisted — NTREIS
• 2021-05-18 Pending — NTREIS
• 2021-04-30 Listed $99,000 HCBOR
• 2021-04-30 Listed $99,000 NTREIS
• 2021-04-01 Sold (Public Records) — Public Records
• 2021-03-31 Sold (MLS) — HCBOR
• 2021-03-04 Listed $89,900 HCBOR
• 2019-03-26 Sold (Public Records) — Public Records
• 1994-06-29 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,836 · +0.2% YoY. Source: county tax records.