916 Arkansas St · Atlanta, TX 75551

$89,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 69 Days on market

Built 1958 9,191 sqft lot $81/sqft · 70% above area ↓ 25% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great opportunity for investors or first-time homebuyers! This 3-bedroom, 1-bath home offers approximately 1,104 square feet and was built in 1958, situated on a 0.211-acre lot. Ideal as a starter home or a solid addition to a rental portfolio, this property provides excellent potential. Property is currently occupied—please do not disturb occupant. Can be purchased individually or as part of a package deal including 9 additional properties. * Some photos have been AI enhanced.

Key facts

• 9,191 sq ft lot
• Built 1958
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

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: 170 active listings in the ZIP; 2 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.27% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $52,891
• List price: $89,900
• Delta: 69.97%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,118
• Equity at exit: $13,404

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $31,931
• Equity at exit: $7,773

Cash invested: $25,172 (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: 170
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $325

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Grandview Ave Atlanta, TX	3.0	1.0	1209	$1,250	$1.03	43d	1	0.16mi
205 Clearview St Unit B Atlanta, TX	2.0	1.0	962	$900	$0.94	43d	1	0.32mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 69 DOM
2. 2026-06-17
   days on market $89,900 Active 68 DOM
3. 2026-06-16
   days on market $89,900 Active 67 DOM
4. 2026-06-15
   days on market $89,900 Active 66 DOM
5. 2026-06-13
   days on market $89,900 Active 64 DOM
6. 2026-06-12
   days on market $89,900 Active 63 DOM
7. 2026-06-09
   days on market $89,900 Active 60 DOM
8. 2026-06-08
   days on market $89,900 Active 59 DOM
9. 2026-06-08
   days on market $89,900 Active 58 DOM
10. 2026-06-07
    days on market $89,900 Active 57 DOM
11. 2026-06-03
    days on market $89,900 Active 54 DOM
12. 2026-06-02
    days on market $89,900 Active 53 DOM
13. 2026-06-01
    days on market $89,900 Active 52 DOM
14. 2026-05-31
    days on market $89,900 Active 51 DOM
15. 2026-05-07
    price $89,900 488-char remark

    Show marketing remark (488 chars)

    Great opportunity for investors or first-time homebuyers! This 3-bedroom, 1-bath home offers approximately 1,104 square feet and was built in 1958, situated on a 0.211-acre lot. Ideal as a starter home or a solid addition to a rental portfolio, this property provides excellent potential. Property is currently occupied—please do not disturb occupant. Can be purchased individually or as part of a package deal including 9 additional properties. * Some photos have been AI enhanced.

16. 2026-04-10
    listed $119,900 Active 488-char remark

    Show marketing remark (488 chars)

    Great opportunity for investors or first-time homebuyers! This 3-bedroom, 1-bath home offers approximately 1,104 square feet and was built in 1958, situated on a 0.211-acre lot. Ideal as a starter home or a solid addition to a rental portfolio, this property provides excellent potential. Property is currently occupied—please do not disturb occupant. Can be purchased individually or as part of a package deal including 9 additional properties. * Some photos have been AI enhanced.

17. 2024-10-17
    historical $775
18. 2024-10-11
    listed $775
19. 2021-01-15
    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: $780 · $65/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$865/yr (+$72/mo · 110.8%)

ⓘ 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 5/10 Major
• 🌡 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: $13,654
• − Mortgage interest: −$5,036
• − Property taxes: −$780
• − Insurance: −$450
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,615
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,278/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

-25.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $89,900 TBOR
• 2026-04-10 Listed $119,900 TBOR
• 2024-10-17 Rental Removed $775 BUILDIUM
• 2024-10-11 Listed for Rent $775 BUILDIUM
• 2021-01-15 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $780 · +12.6% YoY. Source: county tax records.