1821 Avenue K · Anson, TX 79501

$45,000

2 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 32 Days on market

Built 1945 9,104 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Opportunity! This 2 bedroom 1 bathroom house is in a great location of Anson TX. It offers a tremendous amount of potential as a rental, an affordable starter home, or a high upside flip. This home offers a spacious living room. Seamlessly connected to the kitchen, creating an open, inviting layout perfect for everyday living. This flexible space easily accommodates a dining area, giving buyers or tenants multiple layout options to fit their needs. The kitchen is fully functioning. The bedrooms offer the original wood flooring that are awaiting to be brought back to life. There is a large fenced in backyard with a shed. With a little TLC the shed and the backyard could be

Key facts

• Covered carport
• Open inviting layout
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• OPEN INVITING LAYOUT
• FULLY FUNCTIONING KITCHEN
• ORIGINAL WOOD FLOORING
• LARGE FENCED BACKYARD
• COVERED CARPORT

Property features AI

Finance

• Other: Property is not in a municipal utility district; Parcel ID: R13478
• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (1 covered space); Driveway; One carport space
• Utilities: City water; City sewer; Electricity available
• Home design: Single-family residence; Residential property; One story; Built in 1945; Subdivision: Buie Hanna Morrow Anson
• Construction: Year built 1945
• Exterior features: Lot under 0.5 acre (approximately 0.209 acre); Alley access

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom on the main level; Two total bedrooms
• Bathrooms: One full bathroom
• Interior features: Open floorplan; Cable TV available; Three total rooms (living room, dining room and primary bedroom); One living area; One dining area; One level
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, employment D, amenities F.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anson El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 368 students, 68% FRL).
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1945 — 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. 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.
6. 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.
7. 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: 6.67% ✓
• Cap rate: 61.03%
• Cash-on-cash: 195.49%
• DSCR: 9.70
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $100,496
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Avenue J	0.13mi	2/1.0	1,142 (0%)	3mo	$94,500	$83	91
1507 Avenue M	0.23mi	2/1.0	1,162 (+2%)	5mo	$105,000	$90	82
2025 Avenue Ave N	0.24mi	3/1.0 (+1)	1,060 (-7%)	4mo	$105,000	$99	68
2319 Ave L	0.35mi	3/1.0 (+1)	1,130 (-1%)	14mo	$100,000	$88	66
731 Avenue J	0.72mi	2/1.0	1,180 (+3%)	23mo	$72,500	$61	42
801 Avenue J	0.70mi	2/1.0	1,296 (+14%)	9mo	$69,900	$54	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.03×
• Total profit: $138,956
• Equity at exit: $23,162

10-year hold

• IRR: —
• Equity multiple: 25.47×
• Total profit: $308,291
• Equity at exit: $38,162

Cash invested: $12,600 (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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $3,002 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $2,053

Break-even live

Break-even rent $403

Max offer price $45,000

Occupancy floor 27%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 32 DOM
2. 2026-06-18
   days on market $45,000 Active 31 DOM
3. 2026-06-17
   days on market $45,000 Active 30 DOM
4. 2026-06-16
   days on market $45,000 Active 29 DOM
5. 2026-06-15
   days on market $45,000 Active 28 DOM
6. 2026-06-14
   days on market $45,000 Active 26 DOM
7. 2026-06-13
   days on market $45,000 Active 25 DOM
8. 2026-06-10
   days on market $45,000 Active 23 DOM
9. 2026-06-09
   days on market $45,000 Active 22 DOM
10. 2026-06-08
    days on market $45,000 Active 21 DOM
11. 2026-06-07
    days on market $45,000 Active 20 DOM
12. 2026-06-03
    days on market $45,000 Active 16 DOM
13. 2026-06-02
    days on market $45,000 Active 15 DOM
14. 2026-06-01
    days on market $45,000 Active 14 DOM
15. 2026-05-31
    days on market $45,000 Active 13 DOM
16. 2026-05-30
    days on market $45,000 Active 12 DOM
17. 2026-04-30
    listed $45,000 Active
18. 2017-08-07
    soldstatus
19. 1995-03-30
    soldstatus
20. 1994-08-18
    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: $768 · $64/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$56/yr (+$5/mo · 7.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $36,020
• − Mortgage interest: −$2,521
• − Property taxes: −$768
• − Insurance: −$225
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − Depreciation: −$1,309
• Taxable income: $25,434
• Est. tax owed @ 24.0%: −$6,104
• After-tax cash flow: $18,527/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: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 of 826 in TX

Livability — Anson

• Score: 70/100
• State rank: #377
• US rank: #7976

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anson, TX
• City population: 2,635
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• 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

4 events — show timeline

• 2026-04-30 Listed $45,000 NTREIS
• 2017-08-07 Sold (Public Records) — Public Records
• 1995-03-30 Sold (Public Records) — Public Records
• 1994-08-18 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $768 · +20.7% YoY. Source: county tax records.