Horizon Plan · Anna, TX 75409

$279,990

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 231 Days on market

↓ 8% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully arranged and beautifully functional, the one-story Horizon offers a welcoming layout that brings ease and comfort to everyday living. From the moment you step through the front door, you're greeted by a sense of openness that flows naturally through the home. At the center, a spacious great room connects seamlessly to the dining area and kitchen, making this the perfect place to gather, unwind, or entertain with ease. The kitchen features ample counter space and cabinetry, with a layout that supports everything from quick breakfasts to evening meals with loved ones. A tucked-away tech space near the foyer adds a practical bonus, ideal for remote work, homework, or keeping life organized. The private primary suite is thoughtfully positioned at the rear of the home, creating a peaceful retreat with a generously sized bedroom and a well-designed bath. Two additional bedrooms are conveniently located, sharing a full bath and offering flexible space for family, guests, or personal pursuits. The dedicated laundry room is centrally placed for added convenience, helping your daily routine run smoothly. Throughout the Horizon, light-filled rooms and smart design elements create an uplifting atmosphere where every square foot works hard and feels just right. Whether you're stepping into homeownership for the first time or seeking a home that's easy to care for and enjoy, the Horizon delivers an ideal blend of livability, efficiency, and style.

Key facts

• Kitchen
• Tech space
• Laundry room

Tags

• GREAT ROOM
• DINING AREA
• KITCHEN
• TECH SPACE
• PRIMARY SUITE
• LAUNDRY ROOM

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,167.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (24.2% below list).
• Recommended offer: $212k (24.2% below list) — sets the bar for 1% rule.

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.
• Van Alstyne ISD (rural): math 62% / reading 59% proficiency, ranked #51 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.9%/yr); 1199 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $10k 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 231 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,125 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $331,167
• List price: $279,990
• Delta: -15.45%
• 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
2910 Plum Creek Rd	0.22mi	3/2.0	1,520 (0%)	7mo	$314,990	$207	84
2913 Kimberwick	0.14mi	3/2.0	1,520 (0%)	13mo	$314,990	$207	83
2919 Plum Creek Rd	0.19mi	3/2.0	1,520 (0%)	13mo	$309,990	$204	80
2529 Freeman St	0.47mi	3/2.0	1,518 (-0%)	2mo	$319,990	$211	76
2919 Wagoner Rnch	0.08mi	3/2.0	1,651 (+9%)	8mo	$339,990	$206	76
2614 Hawkins St	0.50mi	3/2.0	1,427 (-6%)	10mo	$322,168	$226	58
2526 Hawkins St	0.50mi	3/2.0	1,683 (+11%)	6mo	$299,990	$178	54
2532 Freeman St	0.44mi	3/2.0	1,668 (+10%)	12mo	$339,990	$204	54
2610 Hawkins St	0.50mi	3/2.0	1,683 (+11%)	9mo	$319,990	$190	51
3408 Cloyce Box Dr	0.54mi	3/2.0	1,683 (+11%)	9mo	$324,990	$193	50
2612 Spade St	0.58mi	3/2.0	1,683 (+11%)	10mo	$318,990	$190	47
2615 Hawkins St	0.53mi	3/2.0	1,683 (+11%)	15mo	$339,990	$202	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: -33.6%
• Equity multiple: -0.07×
• Total profit: $-98,879
• Equity at exit: $49,378

10-year hold

• IRR: -63.6%
• Equity multiple: -0.73×
• Total profit: $-160,256
• Equity at exit: $28,633

Cash invested: $92,727 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,737
• Tax est. 1.5%: −$414 /mo · $4,968/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-613

Break-even live

Break-even rent $2,897

Max offer price $242,489

Occupancy floor —

Sensitivity live

Price	-10% $-384	-5% $-498	+0% $-613	+5% $-727	+10% $-842
Rent	-10% $-780	-5% $-697	+0% $-613	+5% $-529	+10% $-445
Rate	-1.0pp $-446	-0.5pp $-529	base $-613	+0.5pp $-699	+1.0pp $-786

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: $82,792
• Closing costs: $9,935
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Normandy Ave Anna, TX	4.0	2.0	2131	$2,449	$1.15	2d	1	1.13mi
3004 Parker Rd Anna, TX	3.0	2.0	1700	$1,890	$1.11	44d	1	1.15mi
3004 Parker Rd Anna, TX	4.0	2.0	1656	$1,890	$1.14	3d	1	1.15mi
— , TX	3.0	2.0	1619	$1,795	$1.11	44d	1	1.15mi
319 Elam Dr Anna, TX	4.0	2.0	1645	$2,000	$1.22	2d	1	1.17mi
314 Foster Ln Anna, TX	4.0	2.0	1658	$1,850	$1.12	44d	1	1.20mi
228 Ryan St Anna, TX	3.0	2.0	1658	$1,950	$1.18	21d	1	1.25mi
204 Lamont Rd Anna, TX	4.0	2.0	1678	$1,950	$1.16	44d	1	1.31mi
216 Mill St Anna, TX	3.0	2.0	1597	$1,850	$1.16	18d	1	1.33mi
524 Purdue Rd Anna, TX	4.0	2.5	2119	$2,395	$1.13	44d	1	1.34mi
156 Aaron St Anna, TX	4.0	2.5	2210	$2,345	$1.06	20d	1	1.35mi
208 Harvey St Anna, TX	3.0	2.0	1656	$1,795	$1.08	25d	1	1.36mi
205 Oriole Dr Anna, TX	4.0	2.0	2079	$2,200	$1.06	8d	1	1.37mi
149 Lamont Rd Anna, TX	4.0	2.0	1656	$1,900	$1.15	25d	1	1.38mi
140 Collin St Anna, TX	3.0	2.5	2047	$1,999	$0.98	6d	1	1.40mi
504 Purdue Rd Anna, TX	4.0	2.0	2001	$1,949	$0.97	13d	1	1.40mi
2406 Fall Ct Anna, TX	4.0	2.0	1645	$1,900	$1.16	19d	1	1.44mi
231 Park Ave Anna, TX	4.0	2.0	1645	$2,150	$1.31	17d	1	1.44mi
222 Park Ave Anna, TX	4.0	2.5	2129	$2,600	$1.22	44d	1	1.49mi
3225 Greymoore Dr Anna, TX	4.0	2.0	1959	$2,225	$1.14	11d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $279,990 Active 231 DOM
2. 2026-06-17
   days on market $279,990 Active 230 DOM
3. 2026-06-16
   days on market $279,990 Active 229 DOM
4. 2026-06-15
   days on market $279,990 Active 228 DOM
5. 2026-06-13
   days on market $279,990 Active 226 DOM
6. 2026-06-13
   days on market $279,990 Active 225 DOM
7. 2026-06-09
   days on market $279,990 Active 222 DOM
8. 2026-06-08
   days on market $279,990 Active 221 DOM
9. 2026-06-07
   days on market $279,990 Active 220 DOM
10. 2026-06-04
    days on market $279,990 Active 217 DOM
11. 2026-06-03
    days on market $279,990 Active 216 DOM
12. 2026-06-02
    days on market $279,990 Active 215 DOM
13. 2026-06-01
    days on market $279,990 Active 214 DOM
14. 2026-05-31
    days on market $279,990 Active 213 DOM
15. 2026-04-22
    price $279,990 1470-char remark

    Show marketing remark (1470 chars)

    Thoughtfully arranged and beautifully functional, the one-story Horizon offers a welcoming layout that brings ease and comfort to everyday living. From the moment you step through the front door, you're greeted by a sense of openness that flows naturally through the home. At the center, a spacious great room connects seamlessly to the dining area and kitchen, making this the perfect place to gather, unwind, or entertain with ease. The kitchen features ample counter space and cabinetry, with a layout that supports everything from quick breakfasts to evening meals with loved ones. A tucked-away tech space near the foyer adds a practical bonus, ideal for remote work, homework, or keeping life organized. The private primary suite is thoughtfully positioned at the rear of the home, creating a peaceful retreat with a generously sized bedroom and a well-designed bath. Two additional bedrooms are conveniently located, sharing a full bath and offering flexible space for family, guests, or personal pursuits. The dedicated laundry room is centrally placed for added convenience, helping your daily routine run smoothly. Throughout the Horizon, light-filled rooms and smart design elements create an uplifting atmosphere where every square foot works hard and feels just right. Whether you're stepping into homeownership for the first time or seeking a home that's easy to care for and enjoy, the Horizon delivers an ideal blend of livability, efficiency, and style.

16. 2026-01-07
    price $299,990 1470-char remark

    Show marketing remark (1470 chars)

    Thoughtfully arranged and beautifully functional, the one-story Horizon offers a welcoming layout that brings ease and comfort to everyday living. From the moment you step through the front door, you're greeted by a sense of openness that flows naturally through the home. At the center, a spacious great room connects seamlessly to the dining area and kitchen, making this the perfect place to gather, unwind, or entertain with ease. The kitchen features ample counter space and cabinetry, with a layout that supports everything from quick breakfasts to evening meals with loved ones. A tucked-away tech space near the foyer adds a practical bonus, ideal for remote work, homework, or keeping life organized. The private primary suite is thoughtfully positioned at the rear of the home, creating a peaceful retreat with a generously sized bedroom and a well-designed bath. Two additional bedrooms are conveniently located, sharing a full bath and offering flexible space for family, guests, or personal pursuits. The dedicated laundry room is centrally placed for added convenience, helping your daily routine run smoothly. Throughout the Horizon, light-filled rooms and smart design elements create an uplifting atmosphere where every square foot works hard and feels just right. Whether you're stepping into homeownership for the first time or seeking a home that's easy to care for and enjoy, the Horizon delivers an ideal blend of livability, efficiency, and style.

17. 2025-10-30
    listed $304,990 Active 1470-char remark

    Show marketing remark (1470 chars)

    Thoughtfully arranged and beautifully functional, the one-story Horizon offers a welcoming layout that brings ease and comfort to everyday living. From the moment you step through the front door, you're greeted by a sense of openness that flows naturally through the home. At the center, a spacious great room connects seamlessly to the dining area and kitchen, making this the perfect place to gather, unwind, or entertain with ease. The kitchen features ample counter space and cabinetry, with a layout that supports everything from quick breakfasts to evening meals with loved ones. A tucked-away tech space near the foyer adds a practical bonus, ideal for remote work, homework, or keeping life organized. The private primary suite is thoughtfully positioned at the rear of the home, creating a peaceful retreat with a generously sized bedroom and a well-designed bath. Two additional bedrooms are conveniently located, sharing a full bath and offering flexible space for family, guests, or personal pursuits. The dedicated laundry room is centrally placed for added convenience, helping your daily routine run smoothly. Throughout the Horizon, light-filled rooms and smart design elements create an uplifting atmosphere where every square foot works hard and feels just right. Whether you're stepping into homeownership for the first time or seeking a home that's easy to care for and enjoy, the Horizon delivers an ideal blend of livability, efficiency, and style.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,455
• − Mortgage interest: −$18,550
• − Property taxes: −$4,968
• − Insurance: −$1,656
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$9,634
• Taxable loss: −$13,426
• Est. tax savings @ 24.0%: +$3,222
• After-tax cash flow: $-4,132/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: Van Alstyne ISD
• NCES district ID: 4843890
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $68,451
• Composite: 53.28/100
• National rank: #1491
• State rank: #51 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

• 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

-8.2% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $279,990 Zillow
• 2026-01-07 Price Changed $299,990 Zillow
• 2025-10-30 Listed $304,990 Zillow