506 Edmonson Ave · Athens, TX 75751

$95,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 36 Days on market

Built 1930 6,534 sqft lot $92/sqft · 19% below area Est $117k · 19% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Value-add opportunity in Athens with a 2 bedroom, 1 bathroom 1930 home offering approximately 1,036 square feet, central heat and air, and an existing survey available. The home sits on a lot with roughly 61 feet of road frontage and about 108 feet of depth, giving buyers a manageable in-town footprint with room to clean up and improve. Inside, the home features a simple layout with living area, kitchen, bedrooms, and bath already in place, but the property does need work and TLC. This is a strong option for an investor, rental buyer, or project-minded owner looking for an affordable Athens property with upside potential!

Key facts

• 6,534 sq ft lot
• Built 1930
• Listed 35 days

Property features AI

Finance

• Other: Property listed for sale; possession at closing/funding; Listing is standard with no special conditions noted
• Financial info: Listing accepts cash and conventional financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached; Built in 1930
• Construction: Composition roof; Preowned construction
• Exterior features: Lot approximately 0.15 acres (about 6,534 sq ft); Lot dimensions about 61 x 108; Subdivided lot

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: Washer hookup

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 $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Bel Air El (math 34% / reading 35%, grade F, #1,995 of 4,322 statewide, top 50%, 453 students, 83% FRL) — zoned schools average 83% FRL vs 62% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
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: 1.30% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $117,394
• List price: $95,000
• Delta: -19.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W Scott St	0.62mi	2/1.0	1,056 (+2%)	2mo	$95,000	$90	66
811 N Prairieville St	0.38mi	3/1.0 (+1)	944 (-9%)	1mo	$75,000	$79	62
204 Barker St	0.31mi	3/2.0 (+1)	1,056 (+2%)	14mo	$175,000	$166	61
212 E Massey St	0.25mi	3/1.0 (+1)	888 (-14%)	20mo	$65,000	$73	42
1013 S 3rd St	0.71mi	3/1.0 (+1)	1,052 (+2%)	22mo	$125,000	$119	41
306 Broadmore St	0.53mi	3/1.0 (+1)	912 (-12%)	15mo	$65,000	$71	38

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $8,214
• Equity at exit: $14,165

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $37,519
• Equity at exit: $8,214

Cash invested: $26,600 (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 75751

• Home prices YoY: -33.1%
• Active inventory: 188
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$498
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $371

Break-even live

Break-even rent $768

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Wofford St Athens, TX	3.0	2.0	1299	$1,432	$1.10	21d	1	0.35mi
215 Wood St Athens, TX	1.0–2.0	1.0–2.0	762	$1,520	$1.99	13d	4	0.69mi
409 Royal St Apt 5 Athens, TX	2.0	1.0	950	$950	$1.00	43d	1	0.73mi
401 S Carroll St Athens, TX	2.0	1.0	780	$1,020	$1.31	21d	12	0.79mi
207 W College St Unit 102 Athens, TX	2.0	1.0	900	$865	$0.96	43d	1	0.84mi
900 E Corsicana St Athens, TX	2.0	1.0–2.0	767	$1,339	$1.74	13d	6	0.85mi
625 York St Unit B Athens, TX	2.0	1.0	700	$795	$1.14	43d	1	1.18mi
300 Lila Ln Athens, TX	2.0	2.0	932	$1,350	$1.45	43d	1	1.27mi

Listing history 30 events

1. 2026-06-19
   days on market $95,000 Active 36 DOM
2. 2026-06-18
   days on market $95,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 34 DOM
4. 2026-06-16
   days on market $95,000 Active 33 DOM
5. 2026-06-15
   days on market $95,000 Active 32 DOM
6. 2026-06-14
   days on market $95,000 Active 30 DOM
7. 2026-06-12
   days on market $95,000 Active 29 DOM
8. 2026-06-09
   days on market $95,000 Active 26 DOM
9. 2026-06-08
   days on market $95,000 Active 25 DOM
10. 2026-06-07
    days on market $95,000 Active 24 DOM
11. 2026-06-05
    days on market $95,000 Active 21 DOM
12. 2026-06-03
    days on market $95,000 Active 20 DOM
13. 2026-06-02
    days on market $95,000 Active 19 DOM
14. 2026-06-01
    days on market $95,000 Active 18 DOM
15. 2026-05-31
    days on market $95,000 Active 17 DOM
16. 2026-05-30
    days on market $95,000 Active 16 DOM
17. 2026-05-14
    listed $95,000 Active 629-char remark
18. 2026-04-15
    soldstatus
19. 2026-04-13
    soldstatus Closed 246-char remark

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

20. 2026-04-13
    soldstatus Closed

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

21. 2026-04-13
    soldstatus Closed

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

22. 2026-04-13
    soldstatus Closed

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

23. 2026-03-26
    status Pending

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

24. 2026-03-26
    status Pending

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

25. 2026-03-26
    status Pending 246-char remark

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

26. 2026-03-24
    listed $52,500 Active

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

27. 2026-03-24
    listed $52,500 Active

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

28. 2026-03-24
    listed $52,500 Active 246-char remark

    Show marketing remark (246 chars)

    GREAT FOR POTENTIAL INVESTMENT - Two bedroom, one bath home with cental ac/heat on large lot. Home is being sold "as is, where is", but has much potential. Large lot having the possibility of being subdivided for an additional homesite.

29. 2026-03-23
    listed $52,500 Active
30. 2004-08-04
    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: $830 · $69/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$908/yr (+$76/mo · 109.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,853
• − Mortgage interest: −$5,321
• − Property taxes: −$830
• − Insurance: −$475
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,764
• Taxable income: $3,086
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $3,710/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

+81.0% since first listed

15 events — show timeline

• 2026-06-10 Listed $95,000 HCBOR
• 2026-05-14 Listed $95,000 NTREIS
• 2026-04-15 Sold (Public Records) — Public Records
• 2026-04-13 Sold (MLS) — PAOR
• 2026-04-13 Sold (MLS) — GTAR
• 2026-04-13 Sold (MLS) — NTREIS
• 2026-04-13 Sold (MLS) — HCBOR
• 2026-03-26 Pending — GTAR
• 2026-03-26 Pending — NTREIS
• 2026-03-26 Pending — HCBOR
• 2026-03-24 Listed $52,500 PAOR
• 2026-03-24 Listed $52,500 GTAR
• 2026-03-24 Listed $52,500 HCBOR
• 2026-03-23 Listed $52,500 NTREIS
• 2004-08-04 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $830 · +0.2% YoY. Source: county tax records.