618 12th · Anson, TX 79501

$85,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 69 Days on market

Built 1928 8,407 sqft lot $76/sqft · 25% above area Est $68k · 25% over ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor special!!! Bring your ideas to make this place your own. Home to be sold AS IS but it will come with a brand new roof.

Key facts

• Brand new roof
• 8,407 sq ft lot
• 2 garage spots

Tags

• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $80k (6.0% 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-, schools D, employment D.
• 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.
• 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 $4k of equity ($588 loan paydown + $4k 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 $24k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (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 1928 — 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: 3.73% ✓
• Cap rate: 32.64%
• Cash-on-cash: 94.11%
• DSCR: 5.19
• GRM: 2.2

CMA / ARV

• ARV (median comp): $68,082
• List price: $85,000
• Delta: 24.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Avenue J	0.45mi	2/1.0 (-1)	1,142 (+2%)	3mo	$94,500	$83	68
1302 6th St	0.64mi	3/1.0	1,122 (+0%)	10mo	$77,000	$69	61
1507 Avenue M	0.56mi	2/1.0 (-1)	1,162 (+4%)	5mo	$105,000	$90	58
620 Avenue Ave N	0.70mi	3/2.0	1,148 (+2%)	2mo	$165,000	$144	57
1304 Westover Dr	0.71mi	3/1.0	1,213 (+8%)	1mo	$114,900	$95	52
731 Avenue J	0.36mi	2/1.0 (-1)	1,180 (+5%)	23mo	$72,500	$61	50
407 Commercial Ave	0.59mi	2/1.0 (-1)	1,225 (+9%)	2mo	$47,500	$39	50
400 Avenue K	0.68mi	3/1.0	991 (-12%)	0mo	$179,000	$181	49
507 Ave K	0.59mi	2/2.0 (-1)	1,097 (-2%)	15mo	$80,000	$73	48
400 Commercial Ave	0.63mi	3/1.0	1,277 (+14%)	4mo	$157,500	$123	44
415 Avenue K	0.63mi	3/2.0	1,205 (+8%)	16mo	$159,900	$133	40
231 Avenue L	0.74mi	2/1.0 (-1)	981 (-12%)	7mo	$84,990	$87	34

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: 99.0%
• Equity multiple: 6.65×
• Total profit: $134,394
• Equity at exit: $43,750

10-year hold

• IRR: 98.0%
• Equity multiple: 13.85×
• Total profit: $305,833
• Equity at exit: $72,084

Cash invested: $23,800 (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: 2.2×

Monthly cashflow live

• Estimated rent: $3,169 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,866

Break-even live

Break-even rent $807

Max offer price $85,000

Occupancy floor 36%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 69 DOM
2. 2026-06-18
   days on market $85,000 Active 68 DOM
3. 2026-06-17
   days on market $85,000 Active 67 DOM
4. 2026-06-16
   days on market $85,000 Active 66 DOM
5. 2026-06-15
   days on market $85,000 Active 65 DOM
6. 2026-06-14
   days on market $85,000 Active 63 DOM
7. 2026-06-13
   days on market $85,000 Active 62 DOM
8. 2026-06-10
   days on market $85,000 Active 60 DOM
9. 2026-06-09
   days on market $85,000 Active 59 DOM
10. 2026-06-08
    days on market $85,000 Active 58 DOM
11. 2026-06-07
    days on market $85,000 Active 57 DOM
12. 2026-06-03
    days on market $85,000 Active 53 DOM
13. 2026-06-02
    pricestatusdays on market $85,000 Active 52 DOM
14. 2026-06-01
    days on market $95,000 Active Option Contract 51 DOM
15. 2026-05-31
    days on market $95,000 Active Option Contract 50 DOM
16. 2026-05-30
    days on market $95,000 Active Option Contract 49 DOM
17. 2026-04-30
    price $95,000 127-char remark

    Show marketing remark (127 chars)

    Investor special!!! Bring your ideas to make this place your own. Home to be sold AS IS but it will come with a brand new roof.

18. 2026-04-11
    listed $105,000 Active 127-char remark

    Show marketing remark (127 chars)

    Investor special!!! Bring your ideas to make this place your own. Home to be sold AS IS but it will come with a brand new roof.

19. 2025-09-29
    soldstatus
20. 2001-03-30
    soldstatus
21. 1990-03-11
    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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,030
• − Mortgage interest: −$4,761
• − Property taxes: −$1,872
• − Insurance: −$425
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − Depreciation: −$2,473
• Taxable income: $22,414
• Est. tax owed @ 24.0%: −$5,379
• After-tax cash flow: $17,018/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

-9.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $95,000 NTREIS
• 2026-04-11 Listed $105,000 NTREIS
• 2025-09-29 Sold (Public Records) — Public Records
• 2001-03-30 Sold (Public Records) — Public Records
• 1990-03-11 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,872 · +20.7% YoY. Source: county tax records.