7467 County Road 4613 · Athens, TX 75752

$120,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 14 Days on market

Built 2004

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Three bedroom, two bath home for sale in Athens! Park with ease in the two car garage! Enjoy your evenings on the covered deck overlooking the HUGE chain linked backyard! Living/Dining/Kitchen combo with range, dishwasher, and fridge all present! Dual sinks in the master bathroom for convenience. Utility in Master bathroom. Make this house your home today!!!

Key facts

• Spacious lot
• Quiet neighborhood
• 2 garage spots

Tags

• SPACIOUS LOT
• QUICK ACCESS TO SHOPPING
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.2% 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); Athens Middle (math 35% / reading 33%, grade F, #892 of 1,662 statewide, top 55%, 682 students, 80% FRL); Athens H S (math 24% / reading 34%, grade F, #1,147 of 1,632 statewide, top 71%, 928 students, 75% FRL) — zoned schools average 77% FRL vs 62% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

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: 1.20% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.9

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-845
• Equity at exit: $17,892

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,303
• Equity at exit: $10,375

Cash invested: $33,600 (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: 195
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $292

Break-even live

Break-even rent $1,071

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $359	-5% $325	+0% $292	+5% $258	+10% $224
Rent	-10% $178	-5% $235	+0% $292	+5% $348	+10% $405
Rate	-1.0pp $352	-0.5pp $322	base $292	+0.5pp $260	+1.0pp $229

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7900 Texas 19 Unit B Athens, TX	2.0	1.0	980	$1,440	$1.47	44d	1	0.45mi

Listing history 7 events

1. 2026-04-02
   status Pending
2. 2026-03-19
   listed $120,000 Active
3. 2025-09-05
   price $130,000
4. 2025-08-18
   price $160,000
5. 2020-04-09
   soldstatus 360-char remark

   Show marketing remark (360 chars)

   Three bedroom, two bath home for sale in Athens! Park with ease in the two car garage! Enjoy your evenings on the covered deck overlooking the HUGE chain linked backyard! Living/Dining/Kitchen combo with range, dishwasher, and fridge all present! Dual sinks in the master bathroom for convenience. Utility in Master bathroom. Make this house your home today!!!

6. 2020-02-07
   listed $70,000 360-char remark

   Show marketing remark (360 chars)

   Three bedroom, two bath home for sale in Athens! Park with ease in the two car garage! Enjoy your evenings on the covered deck overlooking the HUGE chain linked backyard! Living/Dining/Kitchen combo with range, dishwasher, and fridge all present! Dual sinks in the master bathroom for convenience. Utility in Master bathroom. Make this house your home today!!!

7. 2004-04-14
   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: $2,001 · $167/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$195/yr (+$16/mo · 9.7%)

ⓘ 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 · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $17,280
• − Mortgage interest: −$6,722
• − Property taxes: −$2,001
• − Insurance: −$600
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,491
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,090/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

+71.4% since first listed

7 events — show timeline

• 2026-04-02 Pending — GTAR
• 2026-03-19 Listed $120,000 GTAR
• 2025-09-05 Price Changed $130,000 GTAR
• 2025-08-18 Price Changed $160,000 GTAR
• 2020-04-09 Sold (MLS) — GTAR
• 2020-02-07 Listed $70,000 GTAR
• 2004-04-14 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,001 · +6.4% YoY. Source: county tax records.