201 Pagoda Dr · Anna, TX 75409

$324,000

4 bd · 2.5 ba · 2,769 sqft · SingleFamily public records · 77 Days on market

Built 2006 6,534 sqft lot $117/sqft · 21% below area Est $408k · 21% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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 +7.7/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE 5 BEDROOM FOR SALE, READY FOR MOVE IN OR REMODEL

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (18.4% below list).
• Recommended offer: $258k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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).
• This rent runs 30% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 77 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $257,939 (20.4% 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 77 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 10.2

CMA / ARV

• ARV (median comp): $408,213
• List price: $324,000
• Delta: -20.63%
• 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
1012 Honeywell Dr	0.13mi	4/3.0	2,751 (-1%)	8mo	$377,700	$137	84
1128 Honeywell Dr	0.20mi	4/2.5	2,642 (-5%)	7mo	$333,000	$126	77
1017 Sheldon Dr	0.31mi	4/3.5	2,650 (-4%)	0mo	$397,500	$150	74
825 Sequoia Dr	0.22mi	4/2.5	2,920 (+6%)	9mo	$344,500	$118	73
910 Calder Ct	0.28mi	4/3.0	2,989 (+8%)	4mo	$530,000	$177	68
412 Acklington Dr	0.23mi	4/3.0	2,460 (-11%)	2mo	$349,900	$142	67
1001 Acacia Dr	0.08mi	4/2.5	2,372 (-14%)	8mo	$305,000	$129	66
817 Sequoia Dr	0.23mi	4/2.5	2,426 (-12%)	6mo	$334,000	$138	63
1705 Willowhurst Ln	0.74mi	4/3.0	2,759 (-0%)	5mo	$479,999	$174	59
321 Bankhurst Dr	0.37mi	4/3.0	2,477 (-10%)	6mo	$390,000	$157	58
1700 Willowhurst Ln	0.74mi	4/3.0	2,886 (+4%)	6mo	$474,990	$165	52
1700 Ambergate Dr	0.68mi	4/3.0	2,381 (-14%)	4mo	$498,525	$209	39

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: -28.4%
• Equity multiple: 0.08×
• Total profit: $-83,891
• Equity at exit: $48,309

10-year hold

• IRR: -47.7%
• Equity multiple: -0.47×
• Total profit: $-132,946
• Equity at exit: $28,014

Cash invested: $90,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$608 /mo · $7,293/yr
• Insurance: −$135
• HOA: −$21
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-374

Break-even live

Break-even rent $3,118

Max offer price $257,939

Occupancy floor —

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Bonsai Dr Anna, TX	4.0	3.5	2445	$2,250	$0.92	5d	1	0.06mi
1117 Acacia Dr Anna, TX	4.0	2.5	2539	$2,450	$0.96	44d	1	0.21mi
300 Kelvington Dr Anna, TX	4.0	2.0	2045	$2,195	$1.07	19d	1	0.21mi
1140 Honeywell Dr Anna, TX	4.0	2.5	2736	$2,095	$0.77	44d	1	0.24mi
213 Cedar Canyon Dr Anna, TX	4.0	2.5	2234	$2,295	$1.03	44d	1	0.28mi
419 Salisbury Dr Anna, TX	5.0	3.5	3434	$3,200	$0.93	2d	1	0.29mi
401 Bamborough Dr Anna, TX	5.0	3.0	3029	$3,500	$1.16	24d	1	0.29mi
512 Eastbrook Dr Anna, TX	4.0	2.0	2056	$3,200	$1.56	24d	1	0.33mi
1113 Sheldon Dr Anna, TX	4.0	3.0	2095	$2,380	$1.14	24d	1	0.33mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	44d	1	0.35mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	22d	1	0.35mi
1017 Chatsworth Dr Anna, TX	4.0	2.5	2650	$2,550	$0.96	44d	1	0.35mi
1313 Forest Haven Dr Anna, TX	4.0	2.5	2154	$2,750	$1.28	5d	1	0.36mi
1313 Cristiano Ln Anna, TX	5.0	3.5	2703	$2,599	$0.96	44d	1	0.41mi
1008 Faringdon Dr Anna, TX	4.0	2.0	2154	$2,599	$1.21	2d	1	0.42mi
512 Tartane Dr Anna, TX	3.0	2.0	1974	$2,190	$1.11	44d	1	0.46mi
817 Edinburgh Dr Anna, TX	4.0	2.0	2338	$2,400	$1.03	44d	1	0.49mi
220 Santa Lucia Dr Anna, TX	5.0	4.0	2674	$2,649	$0.99	44d	1	0.49mi
501 Amenduni Ln Anna, TX	4.0	2.0	1981	$2,250	$1.14	44d	1	0.50mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,350	$0.90	13d	1	0.51mi
312 Santa Lucia Dr Anna, TX	5.0	4.5	3719	$3,400	$0.91	24d	1	0.51mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,400	$0.91	24d	1	0.51mi
517 Amenduni Ln Anna, TX	4.0	2.0	1983	$2,345	$1.18	24d	1	0.53mi
826 Hazels Way Anna, TX	4.0	2.5	2084	$2,400	$1.15	44d	1	0.54mi
833 Bens Dr Anna, TX	4.0	2.0	2701	$2,340	$0.87	44d	1	0.55mi
904 Isabel Dr Anna, TX	4.0	2.5	2046	$2,475	$1.21	44d	1	0.56mi
1009 Tree Shadow Ln Anna, TX	4.0	3.0	3266	$2,750	$0.84	24d	1	0.58mi
1605 Fields View Dr Anna, TX	4.0	2.5	2111	$2,195	$1.04	21d	1	0.62mi
1608 Helmoken Falls Dr Anna, TX	4.0	2.0	2010	$2,295	$1.14	2d	1	0.63mi
701 Santa Lucia Dr Anna, TX	4.0	3.5	2253	$2,250	$1.00	22d	1	0.63mi
916 Lido Ln Anna, TX	4.0	3.5	2346	$2,300	$0.98	7d	1	0.65mi
916 Lido Ln Anna, TX	4.0	3.5	2346	$2,300	$0.98	13d	1	0.65mi
736 Portina Dr Anna, TX	4.0	3.5	2819	$2,695	$0.96	24d	1	0.66mi
808 Portina Dr Anna, TX	4.0	3.0	2250	$2,250	$1.00	44d	1	0.67mi
1200 Renato Dr Anna, TX	4.0	3.5	3022	$3,995	$1.32	6d	1	0.68mi
905 Tartane Dr Anna, TX	4.0	4.5	3804	$3,495	$0.92	17d	1	0.69mi
820 Portina Dr Anna, TX	4.0	2.5	2280	$2,590	$1.14	44d	1	0.69mi
913 Amenduni Ln Anna, TX	4.0	2.5	2259	$2,350	$1.04	13d	1	0.73mi
1808 Willowhurst Ln Anna, TX	3.0	2.0	2114	$2,550	$1.21	6d	1	0.79mi
249 Niagara Falls Dr Anna, TX	4.0	2.5	2709	$2,495	$0.92	4d	1	0.79mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 24 events

1. 2026-06-18
   days on market $324,000 Active 77 DOM
2. 2026-06-17
   price $324,000 Active 76 DOM
3. 2026-06-17
   days on market $325,000 Active 76 DOM
4. 2026-06-16
   days on market $325,000 Active 75 DOM
5. 2026-06-15
   days on market $325,000 Active 74 DOM
6. 2026-06-13
   days on market $325,000 Active 72 DOM
7. 2026-06-13
   days on market $325,000 Active 71 DOM
8. 2026-06-09
   days on market $325,000 Active 68 DOM
9. 2026-06-08
   days on market $325,000 Active 67 DOM
10. 2026-06-07
    days on market $325,000 Active 66 DOM
11. 2026-06-04
    days on market $325,000 Active 63 DOM
12. 2026-06-03
    days on market $325,000 Active 62 DOM
13. 2026-06-02
    days on market $325,000 Active 61 DOM
14. 2026-06-01
    days on market $325,000 Active 60 DOM
15. 2026-05-31
    days on market $325,000 Active 59 DOM
16. 2026-04-14
    price $325,000 53-char remark

    Show marketing remark (53 chars)

    RARE 5 BEDROOM FOR SALE, READY FOR MOVE IN OR REMODEL

17. 2026-04-09
    price $329,900 53-char remark

    Show marketing remark (53 chars)

    RARE 5 BEDROOM FOR SALE, READY FOR MOVE IN OR REMODEL

18. 2026-04-02
    listed $335,000 Active 53-char remark

    Show marketing remark (53 chars)

    RARE 5 BEDROOM FOR SALE, READY FOR MOVE IN OR REMODEL

19. 2025-12-31
    historical
20. 2025-08-03
    listed $370,000 Active
21. 2017-11-01
    historical
22. 2017-08-28
    price $235,000
23. 2017-08-04
    price $239,000
24. 2017-07-20
    listed $245,000 Active

ⓘ 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: $7,293 · $608/mo
• Projected year-2 tax: $7,293 · $608/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,730
• − Mortgage interest: −$18,149
• − Property taxes: −$7,293
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$252
• − Depreciation: −$9,425
• Taxable loss: −$10,086
• Est. tax savings @ 24.0%: +$2,421
• After-tax cash flow: $-2,067/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

+32.7% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $325,000 NTREIS
• 2026-04-09 Price Changed $329,900 NTREIS
• 2026-04-02 Listed $335,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-08-03 Listed $370,000 NTREIS
• 2017-11-01 Listing Removed — NTREIS
• 2017-08-28 Price Changed $235,000 NTREIS
• 2017-08-04 Price Changed $239,000 NTREIS
• 2017-07-20 Listed $245,000 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $7,293 · -2.3% YoY. Source: county tax records.