4905 Fm 2709 · Athens, TX 75752

$145,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 27 Days on market

Built 1983 3.11 ac lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

Key facts

• Front porch
• Storage building
• All appliances stay

Tags

• FRONT PORCH
• BACK ENCLOSED PORCH
• ALL APPLIANCES STAY
• STORAGE BUILDING
• WOODS ON THE BACK

Property features AI

Finance

• Other: Property classified as residential manufactured home; Will not subdivide; Utility easement noted
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: No covered or carport spaces noted; No dedicated parking features listed
• Utilities: Co-op electric; Co-op water; Septic (septic system); Not in a municipal utility district
• Home design: Manufactured home (residential); One level; Built in 1983
• Construction: Aluminum siding; Metal roof; Pillar/Post/Pier foundation
• Exterior features: Storage; Barbed wire fencing; Utilities easement; Acreage lot (about 3.11 acres)

Interior

• Kitchen: Breakfast bar; Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on main level with ensuite bath, separate shower, and walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Paneling; One living area; One dining area; Total of 5 rooms
• Laundry & utility: Full-size washer and dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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+, 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: Central Athens (math 42% / reading 36%, grade F, #1,651 of 4,322 statewide, top 39%, 587 students, 76% FRL).
• Market conditions: 196 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 $1k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,254
• Equity at exit: $21,620

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $35,047
• Equity at exit: $12,537

Cash invested: $40,600 (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 75752

• Home prices YoY: -27.0%
• Active inventory: 196
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $405

Break-even live

Break-even rent $1,163

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $487	-5% $446	+0% $405	+5% $364	+10% $323
Rent	-10% $272	-5% $339	+0% $405	+5% $471	+10% $537
Rate	-1.0pp $478	-0.5pp $442	base $405	+0.5pp $367	+1.0pp $329

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $145,000 Active 27 DOM
2. 2026-06-19
   days on market $145,000 Active 25 DOM
3. 2026-06-18
   days on market $145,000 Active 24 DOM
4. 2026-06-17
   days on market $145,000 Active 23 DOM

   Show marketing remark (576 chars)

   Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

5. 2026-06-17
   status $145,000 Active 22 DOM

   Show marketing remark (576 chars)

   Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

6. 2026-06-07
   statusdays on market $145,000 Pending 22 DOM
7. 2026-06-05
   days on market $145,000 Active Option Contract 21 DOM
8. 2026-06-03
   days on market $145,000 Active Option Contract 20 DOM
9. 2026-06-02
   days on market $145,000 Active Option Contract 19 DOM
10. 2026-06-01
    days on market $145,000 Active Option Contract 18 DOM
11. 2026-05-31
    days on market $145,000 Active Option Contract 17 DOM
12. 2026-05-30
    days on market $145,000 Active Option Contract 16 DOM
13. 2026-05-14
    listed $145,000 Active 588-char remark

    Show marketing remark (576 chars)

    Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

14. 2026-05-14
    listed $145,000 Active 576-char remark

    Show marketing remark (576 chars)

    Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

15. 2026-05-14
    listed $145,000 Active

    Show marketing remark (576 chars)

    Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

16. 2026-05-13
    listed $145,000 Active

    Show marketing remark (577 chars)

    Enjoy country living for an affordable price! This 3 bedroom, 2bath home sits on 3.112 acres in a beautiful part of Henderson County. The home was built in 1983, has approximately 1,344 sq. ft. and is in good condition. There is a front porch with a ramp, back enclosed porch, all appliances stay, including washer & dryer. There is a 20'x40' (approximately) storage building and two other smaller storage buildings. The property has beautiful trees, with some woods on the back of the property. Survey Plat available. This is an estate and property is being sold AS-IS.

17. 2005-08-12
    soldstatus
18. 1977-08-26
    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: $1,173 · $98/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,481/yr (+$123/mo · 126.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,100
• − Mortgage interest: −$8,122
• − Property taxes: −$1,173
• − Insurance: −$725
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,218
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $4,221/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

• City population: 18,644
• Population (ZIP): 7,391

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 5% Italian 3% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14% 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: ▼ -73.92%
• Current HPI: 200.117
• 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

+0.0% since first listed

14 events — show timeline

• 2026-06-17 Relisted — PAOR
• 2026-06-16 Relisted — HCBOR
• 2026-06-16 Relisted — GTAR
• 2026-06-16 Relisted — NTREIS
• 2026-06-05 Pending — NTREIS
• 2026-05-22 Pending — HCBOR
• 2026-05-22 Pending — GTAR
• 2026-05-22 Contingent — NTREIS
• 2026-05-14 Listed $145,000 NTREIS
• 2026-05-14 Listed $145,000 GTAR
• 2026-05-14 Listed $145,000 PAOR
• 2026-05-13 Listed $145,000 HCBOR
• 2005-08-12 Sold (Public Records) — Public Records
• 1977-08-26 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,173 · +6.8% YoY. Source: county tax records.