1017 Langford Ct · Anna, TX 75409

$247,500

4 bd · 2.5 ba · 2,736 sqft · SingleFamily public records · 42 Days on market

Built 2007 6,534 sqft lot $90/sqft · 36% below area Est $385k · 36% under $28/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +5.6/10.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bath home located in the sought-after West Crossing community of Anna, just minutes from shopping, dining, and everyday conveniences. This open and airy floor plan offers two living areas, a downstairs office or study, and generously sized bedrooms throughout, providing flexible space for today’s lifestyles. The inviting main living area features a cozy fireplace and flows seamlessly into the eat-in kitchen, complete with an island, granite countertops, stainless steel appliances, a walk-in pantry, and gas plumbing. Abundant natural light fills the home, enhancing the spacious feel. Upstairs, you’ll find a large game room ideal for entertaining, along with expansive bedrooms—some with walk-in closets—and ceiling fans throughout. An additional converted attic space offers bonus functionality (not included in square footage; buyer to verify). The home currently has no flooring on the first level, offering a blank canvas to customize and make it your own. Step outside to enjoy your morning coffee on the front porch or host gatherings on the expansive back patio. West Crossing is a family-friendly community featuring a pool, fitness center, clubhouse, walking trails, and resident-only events. Priced to reflect the TLC needed, this home has great bones and endless potential. Don’t miss the opportunity to bring your vision to life in this prime Anna location!

Key facts

• Two living areas
• Downstairs office
• Eat-in kitchen

Tags

• TWO LIVING AREAS
• DOWNSTAIRS OFFICE
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $18 ($220/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $240k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.6% in Anna — 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 75/100 on livability (#127 in TX, #3,880 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Anna ISD (rural): math 44% / reading 41% proficiency, ranked #271 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 1199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $28k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.06% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (median comp): $385,435
• List price: $247,500
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Sheldon Dr	0.15mi	4/3.5	2,650 (-3%)	0mo	$397,500	$150	84
910 Calder Ct	0.15mi	4/3.0	2,989 (+9%)	4mo	$530,000	$177	72
321 Bankhurst Dr	0.22mi	4/3.0	2,477 (-10%)	6mo	$390,000	$157	67
1705 Willowhurst Ln	0.65mi	4/3.0	2,759 (+1%)	5mo	$479,999	$174	62
412 Acklington Dr	0.38mi	4/3.0	2,460 (-10%)	2mo	$349,900	$142	62
729 Lyndhurst Dr	0.35mi	4/3.0	2,349 (-14%)	3mo	$425,000	$181	55
1700 Willowhurst Ln	0.65mi	4/3.0	2,886 (+6%)	6mo	$474,990	$165	54
728 Forest Glen Dr	0.65mi	4/3.0	2,506 (-8%)	4mo	$449,500	$179	51
805 Greenleaf Ct	0.73mi	3/2.5 (-1)	2,527 (-8%)	3mo	$539,254	$213	46
909 Split Oak Ln	0.67mi	3/2.5 (-1)	2,521 (-8%)	6mo	$483,282	$192	46
1700 Ambergate Dr	0.58mi	4/3.0	2,381 (-13%)	4mo	$498,525	$209	46
928 Split Oak Ln	0.69mi	3/2.5 (-1)	2,527 (-8%)	6mo	$449,853	$178	45

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-46,365
• Equity at exit: $36,903

10-year hold

• IRR: -23.1%
• Equity multiple: 0.03×
• Total profit: $-67,519
• Equity at exit: $21,399

Cash invested: $69,300 (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 75409

• Home prices YoY: -20.1%
• Rents YoY: -1.9%
• Active inventory: 1199
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,298
• Tax from tax record: −$621 /mo · $7,455/yr
• Insurance: −$103
• HOA: −$28
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $18

Break-even live

Break-even rent $2,595

Max offer price $247,500

Occupancy floor 94%

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Honeywell Dr Anna, TX	4.0	2.5	2736	$2,095	$0.77	43d	1	0.16mi
419 Salisbury Dr Anna, TX	5.0	3.5	3434	$3,200	$0.93	2d	1	0.17mi
300 Kelvington Dr Anna, TX	4.0	2.0	2045	$2,195	$1.07	18d	1	0.18mi
1113 Sheldon Dr Anna, TX	4.0	3.0	2095	$2,380	$1.14	24d	1	0.19mi
217 Bonsai Dr Anna, TX	4.0	3.5	2445	$2,250	$0.92	5d	1	0.20mi
1017 Chatsworth Dr Anna, TX	4.0	2.5	2650	$2,550	$0.96	43d	1	0.21mi
1117 Acacia Dr Anna, TX	4.0	2.5	2539	$2,450	$0.96	43d	1	0.26mi
401 Bamborough Dr Anna, TX	5.0	3.0	3029	$3,500	$1.16	24d	1	0.26mi
305 Tartane Dr Anna, TX	3.0	2.0	1774	$2,150	$1.21	7d	1	0.27mi
213 Cedar Canyon Dr Anna, TX	4.0	2.5	2234	$2,295	$1.03	43d	1	0.27mi
512 Eastbrook Dr Anna, TX	4.0	2.0	2056	$3,200	$1.56	24d	1	0.27mi
1008 Faringdon Dr Anna, TX	4.0	2.0	2154	$2,599	$1.21	2d	1	0.28mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	24d	1	0.31mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	43d	1	0.31mi
512 Tartane Dr Anna, TX	3.0	2.0	1974	$2,190	$1.11	43d	1	0.32mi
1313 Cristiano Ln Anna, TX	5.0	3.5	2703	$2,599	$0.96	43d	1	0.32mi
1313 Forest Haven Dr Anna, TX	4.0	2.5	2154	$2,750	$1.28	5d	1	0.33mi
501 Amenduni Ln Anna, TX	4.0	2.0	1981	$2,250	$1.14	43d	1	0.37mi
817 Edinburgh Dr Anna, TX	4.0	2.0	2338	$2,400	$1.03	43d	1	0.37mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	22d	1	0.37mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	43d	1	0.37mi
509 Amenduni Ln Anna, TX	3.0	2.0	1800	$2,295	$1.27	24d	1	0.38mi
220 Santa Lucia Dr Anna, TX	5.0	4.0	2674	$2,649	$0.99	43d	1	0.39mi
517 Amenduni Ln Anna, TX	4.0	2.0	1983	$2,345	$1.18	24d	1	0.39mi
1302 Deerfield Dr Anna, TX	4.0	2.0	1835	$2,200	$1.20	18d	1	0.40mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,350	$0.90	12d	1	0.40mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,400	$0.91	24d	1	0.40mi
312 Santa Lucia Dr Anna, TX	5.0	4.5	3719	$3,400	$0.91	24d	1	0.40mi
716 Alder Dr Anna, TX	3.0	2.0	1896	$1,995	$1.05	43d	1	0.43mi
1009 Tree Shadow Ln Anna, TX	4.0	3.0	3266	$2,750	$0.84	24d	1	0.45mi
916 Lido Ln Anna, TX	4.0	3.5	2346	$2,300	$0.98	7d	1	0.50mi
916 Lido Ln Anna, TX	4.0	3.5	2346	$2,300	$0.98	12d	1	0.50mi
701 Santa Lucia Dr Anna, TX	4.0	3.5	2253	$2,250	$1.00	22d	1	0.51mi
736 Portina Dr Anna, TX	4.0	3.5	2819	$2,695	$0.96	24d	1	0.52mi
1200 Renato Dr Anna, TX	4.0	3.5	3022	$3,995	$1.32	6d	1	0.53mi
808 Portina Dr Anna, TX	4.0	3.0	2250	$2,250	$1.00	43d	1	0.54mi
820 Portina Dr Anna, TX	4.0	2.5	2280	$2,590	$1.14	43d	1	0.56mi
1608 Helmoken Falls Dr Anna, TX	4.0	2.0	2010	$2,295	$1.14	2d	1	0.56mi
737 Santa Lucia Dr Anna, TX	4.0	2.5	1845	$2,350	$1.27	43d	1	0.57mi
913 Amenduni Ln Anna, TX	4.0	2.5	2259	$2,350	$1.04	12d	1	0.58mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: gaspoolgym

Listing history 14 events

1. 2026-05-11
   price $247,500 1445-char remark

   Show marketing remark (1445 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath home located in the sought-after West Crossing community of Anna, just minutes from shopping, dining, and everyday conveniences. This open and airy floor plan offers two living areas, a downstairs office or study, and generously sized bedrooms throughout, providing flexible space for today’s lifestyles. The inviting main living area features a cozy fireplace and flows seamlessly into the eat-in kitchen, complete with an island, granite countertops, stainless steel appliances, a walk-in pantry, and gas plumbing. Abundant natural light fills the home, enhancing the spacious feel. Upstairs, you’ll find a large game room ideal for entertaining, along with expansive bedrooms—some with walk-in closets—and ceiling fans throughout. An additional converted attic space offers bonus functionality (not included in square footage; buyer to verify). The home currently has no flooring on the first level, offering a blank canvas to customize and make it your own. Step outside to enjoy your morning coffee on the front porch or host gatherings on the expansive back patio. West Crossing is a family-friendly community featuring a pool, fitness center, clubhouse, walking trails, and resident-only events. Priced to reflect the TLC needed, this home has great bones and endless potential. Don’t miss the opportunity to bring your vision to life in this prime Anna location!

2. 2026-04-12
   listed $275,000 Active 1445-char remark

   Show marketing remark (1445 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath home located in the sought-after West Crossing community of Anna, just minutes from shopping, dining, and everyday conveniences. This open and airy floor plan offers two living areas, a downstairs office or study, and generously sized bedrooms throughout, providing flexible space for today’s lifestyles. The inviting main living area features a cozy fireplace and flows seamlessly into the eat-in kitchen, complete with an island, granite countertops, stainless steel appliances, a walk-in pantry, and gas plumbing. Abundant natural light fills the home, enhancing the spacious feel. Upstairs, you’ll find a large game room ideal for entertaining, along with expansive bedrooms—some with walk-in closets—and ceiling fans throughout. An additional converted attic space offers bonus functionality (not included in square footage; buyer to verify). The home currently has no flooring on the first level, offering a blank canvas to customize and make it your own. Step outside to enjoy your morning coffee on the front porch or host gatherings on the expansive back patio. West Crossing is a family-friendly community featuring a pool, fitness center, clubhouse, walking trails, and resident-only events. Priced to reflect the TLC needed, this home has great bones and endless potential. Don’t miss the opportunity to bring your vision to life in this prime Anna location!

3. 2026-04-12
   historical

   Show marketing remark (1445 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath home located in the sought-after West Crossing community of Anna, just minutes from shopping, dining, and everyday conveniences. This open and airy floor plan offers two living areas, a downstairs office or study, and generously sized bedrooms throughout, providing flexible space for today’s lifestyles. The inviting main living area features a cozy fireplace and flows seamlessly into the eat-in kitchen, complete with an island, granite countertops, stainless steel appliances, a walk-in pantry, and gas plumbing. Abundant natural light fills the home, enhancing the spacious feel. Upstairs, you’ll find a large game room ideal for entertaining, along with expansive bedrooms—some with walk-in closets—and ceiling fans throughout. An additional converted attic space offers bonus functionality (not included in square footage; buyer to verify). The home currently has no flooring on the first level, offering a blank canvas to customize and make it your own. Step outside to enjoy your morning coffee on the front porch or host gatherings on the expansive back patio. West Crossing is a family-friendly community featuring a pool, fitness center, clubhouse, walking trails, and resident-only events. Priced to reflect the TLC needed, this home has great bones and endless potential. Don’t miss the opportunity to bring your vision to life in this prime Anna location!

4. 2026-03-06
   price $275,000
5. 2026-01-13
   listed $298,500 Active
6. 2025-02-05
   status Pending
7. 2025-01-06
   listed $325,000 Active
8. 2018-02-13
   soldstatus
9. 2018-02-12
   soldstatus Sold
10. 2018-01-05
    historical Active Option Contract
11. 2017-11-17
    listed $245,000 Active
12. 2007-07-06
    soldstatus
13. 2007-06-11
    listed $162,990
14. 2007-06-11
    historical

ⓘ 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: $7,455 · $621/mo
• Projected year-2 tax: $7,455 · $621/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,422
• − Mortgage interest: −$13,864
• − Property taxes: −$7,455
• − Insurance: −$1,238
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$336
• − Depreciation: −$7,200
• Taxable loss: −$3,698
• Est. tax savings @ 24.0%: +$888
• After-tax cash flow: $1,107/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: Anna ISD
• NCES district ID: 4808340
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $67,456
• Composite: 38.26/100
• National rank: #4241
• State rank: #271 of 826 in TX

Livability — Anna

• Score: 75/100
• State rank: #127
• US rank: #3880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anna, TX
• County: Collin County · 1,159,394 people
• City population: 27,131
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,131
• Household income: $104,814
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 454.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 20% Black 15% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 2%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.99%
• Current HPI: 235.0945
• Rent YoY: ▼ -1.92%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

+51.8% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $247,500 NTREIS
• 2026-04-12 Listing Removed — NTREIS
• 2026-04-12 Listed $275,000 NTREIS
• 2026-03-06 Price Changed $275,000 NTREIS
• 2026-01-13 Listed $298,500 NTREIS
• 2025-02-05 Pending — NTREIS
• 2025-01-06 Listed $325,000 NTREIS
• 2018-02-13 Sold (Public Records) — Public Records
• 2018-02-12 Sold (MLS) — NTREIS
• 2018-01-05 Contingent — NTREIS
• 2017-11-17 Listed $245,000 NTREIS
• 2007-07-06 Sold (MLS) — NTREIS
• 2007-06-11 Listing Removed — NTREIS
• 2007-06-11 Listed $162,990 NTREIS

Property tax history

+3.1%/yr

Latest (2025): $7,455 · +2.3% YoY. Source: county tax records.