6801 Fm 1616

Athens, TX 75752

$1,300,000
Price
—
Beds
—
Baths
3,096 Sq. Ft.
$420 / Sq. Ft.
3,096
Sq. Ft.
$420
per Sq. Ft.
a view of a town with large trees
a car parked in front of a house
a view of a patio with a table and chairs under an umbrella
a view of a park with bench and trees
a view of a house with backyard and sitting area
a view of a house with backyard and sitting area
a front view of a house with a yard
a view of an empty room with a window and closet area
a kitchen with granite countertop a sink and a stove top oven
a kitchen with stainless steel appliances granite countertop a stove and a sink
a view of an entryway with a window
wooden floor in an empty room with a window
a front view of a house with porch
a view of living room and wooden floor
a bathroom with a shower and a mirror
a bedroom with a bed and a window
a view of entryway and livingroom
a kitchen with granite countertop a stove and a refrigerator
a close up view of washer and dryer
a bathroom with a sink toilet and shower
a living room with furniture and a window
a view of a chairs and table in the balcony
a living room with furniture and a window
a kitchen with stainless steel appliances granite countertop a refrigerator and a stove top oven
a view of a hallway with wooden floor and dining room
a living room with furniture and a window
a backyard of a house with barbeque oven and outdoor seating

Description

Discover a rare investment opportunity in East Texas. A stabilized 19 unit tiny home and RV community with 100% long-term occupancy at 6801 FM 1616 in Athens, TX. This gated 3.03-acre property is upgraded, professionally managed, and optimized for low-maintenance, high-yield ownership, ideal for investors seeking strong cash flow, low operating costs, and multiple value-add options. The community includes 3 park-owned luxury tiny homes, 4 tenant-owned tiny homes, and 12 full-hookup 50-amp RV sites,...Discover a rare investment opportunity in East Texas. A stabilized 19 unit tiny home and RV community with 100% long-term occupancy at 6801 FM 1616 in Athens, TX. This gated 3.03-acre property is upgraded, professionally managed, and optimized for low-maintenance, high-yield ownership, ideal for investors seeking strong cash flow, low operating costs, and multiple value-add options. The community includes 3 park-owned luxury tiny homes, 4 tenant-owned tiny homes, and 12 full-hookup 50-amp RV sites, all leased to long-term residents. A private well (no water bill) and commercial-grade aerobic septic with a maintenance contract reduce expenses and boost NOI. Built out in 2024, the property offers new electrical service, upgraded utilities, and a gated entry for privacy and security. Spacious site separation, wooded surroundings, and a quiet environment appeal to tenants seeking affordable, stable housing in the Athens-Henderson County area. Designed for absentee ownership, the property has an on-site manager and established vendors. Investors can hold as a passive asset or increase revenue through raising under-market rents, billing utilities, adding more tiny homes, improving amenities, or offering mid-term and seasonal stays. Located minutes from downtown Athens, Loop 7, hospitals, major employers, and Lake Athens, the property sits in a growing region with rising demand for tiny-home living and long-term RV communities. If you’re seeking a turnkey, stabilized community with cash flow and expansion potential, this Athens property checks every box. Fully occupied, updated, and low overhead, opportunities like this are rare. Private tours available by appointment.
  1. Listed by Alvin Paulson • TREC #0501258 • Keller Williams NO. Collin Cty • 972-562-8883

Property Details for 6801 Fm 1616

Subdivision Name
na
Pool
No
Number Of Parking Spaces
38
LISTING UPDATED: 12/03/2025 12:34 PM

Property Details for 6801 Fm 1616

StatusActive
MLS #21106074
Days on Market70
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeMulti Family
MLS TypeMulti-Family / Multiple Single Units
Year Built2024
Lot Size3.03 AC / 131,986 SF
CountyHenderson County

Location

Listing Courtesy of Keller Williams NO. Collin Cty, Alvin Paulson
Add your commute

Building Information for 6801 Fm 1616

Stories1Residences19Year Built2024Building Size-Lot Size3.03 AC / 131,986 SF

Payment Calculator

$6,336 per month

30 year fixed, 6.15% Interest

Principal and Interest

$6,336

Property Taxes

$0

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 6801 Fm 1616

Summary
Location and General Information
  • Complex Name: Los Pines
  • Directions: Head south on I-45 from I-30 or I-635 depending on your location. Take exit to US-175 E toward Kaufman-Athens. Stay on US-175 E for 65 miles. In Athens, take the exit toward Loop 7. Merge onto Loop 7 W, turn left onto FM 1616 & continue for about 6.5 miles. The RV park will be on your right side.
  • Elementary School: Central Athens
  • Elementary School Name: Central Athens
  • High School: Athens
  • High School Name: Athens
  • Middle School: Athens
  • Senior Community Yes/No: No
  • Year Built Details: Preowned
  • School District: Athens ISD
  • Geocode Confidence: High
  • Latitude: 32.24
  • Longitude: -95.82
  • State: Texas
Parking
  • Parking Features: Aggregate, Electric Gate, Gated, No Garage, Outside
Taxes and HOA Information
  • Tax Legal Description: AB 19 J B ATWOOD SUR, TR 102B (RE:LT 61)
  • Association Type: None
  • Special Taxing Entities: No
  • Tax Lot: 61
Virtual Tour
Interior and Exterior Features
Interior Features
  • Flooring: Luxury Vinyl Plank
  • Heating: Electric, Heat Pump, Wall Furnace
  • Interior Features: Eat-in Kitchen, High Speed Internet Available
  • Appliances: Other
  • Cooling: Wall Unit(s)
  • Smart Home Features Appor Pass Y: No
Exterior Features
  • Building Area Source: Other
  • Construction Materials: Fiber Cement, Wood
  • Exterior Features: Dog Run, Private Entrance, RV Hookup
  • Foundation Details: Other
  • Number Of Stories: 1
  • Roof: Metal
  • Waterfront: No
  • Number Of Units Total: 19
  • Levels: One
Property
Utilities
  • Utilities: Aerobic Septic, Electricity Available, Electricity Connected, Gravel/Rock, Outside City Limits, Septic, Well
Property and Assessments
  • Financing Proposed: 1031 Exchange, Cash, Conventional
  • Concessions YN: No
  • Handicap: No
  • Loan Type: Treat As Clear
  • Security Features: Security Gate, Security Lights
  • Property Match: APN
Lot Information
  • Lot Features: Acreage, Interior Lot, Many Trees, Rugged, Undivided
  • Lot Size: 3 to < 5 Acres
  • Lot Size Acres: 3.03
  • Lot Size Area: 3.03
  • Lot Size Source: Assessor
  • Lot Size Units: Acres
  • Lot Size Square Feet: 131986.8
  • Multi Parcel ID: No
  • Parcel Number: 001910200B0000
  • Lake Pump: No
Multi Family
Multi-Family Information
  • Number Of Buildings: 19
  • Capitalization Rate: 7.30%
  • Gross Annual Expenses: $47,570
  • Gross Annual Income: $142,502
  • Insurance Expense: $5,000
  • Total Annual Expenses Include: Accounting, Capital Improvements, Insurance, Maintenance, Maintenance Structure, Mortgage/Loans, Utilities, Water/Sewer
  • Net Operation Income: $94,932.00

Property History for 6801 Fm 1616

DateEvent & SourcePriceAppreciation
Nov 6, 2025

Listed (Active)

NTREIS #21106074

$1,300,000—
DateEvent & SourcePrice
11/06/2025

Listed (Active)

NTREIS #21106074

$1,300,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Schools near 6801 Fm 1616

This home is within Athens Independent School District.
Rating
School
Type
Grades
Distance
Athens Intermediate School
Public - PK to 5
Athens Middle School
Public - 6 to 8
Athens High School
Public - 9 to 12
South Athens Elementary School
Public - PK to 5
Rating
School
Distance
Athens Intermediate School
PublicPK to 5

Athens Middle School
Public6 to 8

Athens High School
Public9 to 12

South Athens Elementary School
PublicPK to 5

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 6801 Fm 1616, Athens, TX 75752

6801 Fm 1616 is a multi-family home for sale in Athens, TX 75752. This property was listed for sale on November 6, 2025 by Keller Williams NO. Collin Cty, it's currently listed at $1,300,000. This listing's school district is Athens Independent School District. Nearby schools include Athens Intermediate School, Athens Middle School and Athens High School. 6801 Fm 1616 is a 0-bed, 0-bath, 3,096 sqft multi-family home built in 2024.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Keller Williams NO. Collin Cty, Alvin Paulson

The information being provided by North Texas Real Estate Information Systems (NTREIS) and Greater Tyler Association of REALTORS is for the consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the consumer may be interested in purchasing. This website may reference real estate listing(s) held by a brokerage firm other than Compass. Any information relating to real estate for sale in Dallas, Texas comes from NTREIS. Listings marked with an icon are provided courtesy of the NTREIS Internet Data Exchange database. The accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be verified through personal inspection by and/or with appropriate professionals.The data contained herein is copyrighted by NTREIS and is protected by all applicable copyright laws. Any unauthorized dissemination of this information is in violation of copyright laws and is strictly prohibited. Copyright 2026 North Texas Real Estate Information Systems. All rights reserved. Date last updated: 12/03/2025 12:34 PM