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2642 Stowers St
D- Composite 37.18
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 +10.0/15.0
  • Cash flow +7.3/30.0
  • Schools +6.4/10.0
  • Condition / age +4.0/5.0
  • Livability +3.8/5.0
  • 1% rule +2.3/10.0
  • Rent growth +2.0/5.0
  • DSCR +1.5/10.0
  • Appreciation +0.0/10.0

$329,990

2642 Stowers St · Anna, TX 75409
4 bd · 2.5 ba · 1,886 sqft · SingleFamily · 72 Days on market
Built 2026 Good condition 6,534 sqft lot 2-car garage $175/sqft · 5% below area Est $349k · 5% under $54/mo HOA · 2% of rent ↓ 2% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Latitude offers an open, intuitive layout designed to support your everyday rhythm. From the moment you enter, the thoughtful flow and clean lines of the home create a sense of calm and connection. The central living space is anchored by a spacious kitchen that opens to both the dining area and a grand two-story great room, making it the heart of the home and the ideal setting for everything from laid-back breakfasts to evening gatherings. The private primary suite is tucked away at the back of the home, offering a restful retreat complete with a large bedroom and a well-appointed bath. Upstairs are two additional bedrooms offering comfortable accommodations for family, guests, or future possibilities. A central bath serves this area, providing convenience without compromising privacy. Upstairs you will find three generously sized secondary bedrooms with a shared bath. With ample square footage, flexible spaces, and seamless layout, the Latitude offers the kind of design that lives well for the long term. Whether you're just starting out or looking for something that simplifies without sacrificing style, the Latitude meets the moment with confidence and comfort.

Key facts

  • Large center island
  • Spacious pantry
  • Open layout

Tags

OPEN LAYOUTABUNDANT STORAGESPACIOUS PANTRYSTAINLESS STEEL APPLIANCESLARGE CENTER ISLANDBUILT-IN WINDOW SEAT

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.5-bath single-family listed at $330k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
  • To cash-flow at today's rent, offer at most $266k (19.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (27.3% below list).
  • Recommended offer: $240k (27.3% below list) — sets the bar for 1% rule.
  • Cap rate 4.7% vs local median 3.6% in Anna — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
  • Zoned schools: John And Nelda Partin El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 516 students, 22% FRL); Van Alstyne J H (math 61% / reading 56%, grade B, #185 of 1,662 statewide, top 12%, 539 students, 21% FRL); Van Alstyne H S (math 72% / reading 82%, grade A-, #60 of 1,632 statewide, top 4%, 632 students, 22% FRL) — zoned schools at 22% FRL track the district average.
  • Market conditions: Rents soft (-1.9%/yr); 1446 active listings in the ZIP; 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 72 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
  • 4 sale attempts 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.
Recommended offer $239,942 (27.3% 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 72 days. Have you received any prior offers? Is the seller open to a 27% 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
0.73% ✗
Cap rate
4.70%
Cash-on-cash
-5.70%
DSCR
0.75
GRM
11.5

CMA / ARV

ARV (median comp)
$349,169
List price
$329,990
Delta
-2.39%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
2650 Stowers St 0.02mi 4/2.5 1,886 (0%) 3mo $343,197 $182 97
2630 Stowers St 0.02mi 4/2.5 1,886 (0%) 2mo $324,790 $172 97
2618 Stowers St 0.05mi 4/2.5 1,886 (0%) 4mo $299,890 $159 95
2639 Stowers St 0.04mi 3/2.5 (-1) 1,764 (-6%) 2mo $319,590 $181 81
2611 Stowers St 0.07mi 3/2.5 (-1) 1,764 (-6%) 1mo $314,990 $179 80
2509 Rivers West Rd 0.16mi 3/2.0 (-1) 1,848 (-2%) 9mo $364,990 $198 74
2603 Stowers St 0.08mi 4/2.5 2,136 (+13%) 2mo $348,990 $163 72
2623 Stowers St 0.05mi 4/2.5 2,145 (+14%) 4mo $344,890 $161 71
3329 Longfellow Ave 0.47mi 4/2.0 1,854 (-2%) 4mo $339,990 $183 70
2646 Stowers St 0.01mi 3/2.5 (-1) 2,093 (+11%) 10mo $354,990 $170 68
3333 Longfellow Ave 0.46mi 4/2.0 2,065 (+10%) 5mo $369,990 $179 56
2526 Hawkins St 0.47mi 3/2.0 (-1) 1,683 (-11%) 8mo $299,990 $178 47

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
-29.5%
Equity multiple
0.04×
Total profit
$-88,391
Equity at exit
$49,203
10-year hold
IRR
-49.5%
Equity multiple
-0.51×
Total profit
$-139,861
Equity at exit
$28,532

Cash invested: $92,397 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
72 active · 18 under contract
Months of supply
20.6 mo (5%/mo absorbed)
Median asking
$330,990 ($183/sqft)
Median days on market
172 d
This list price
43% of active listings are priced below it
ARV vs active asking
+1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75409

Home prices YoY
-20.1%
Rents YoY
-1.9%
Active inventory
1446
Price-to-rent
11.5×

Monthly cashflow live

Estimated rent
$2,399 medium interval (Pro) →
Mortgage (P&I)
−$1,731
Tax est. 1.5%
−$412 /mo · $4,950/yr
Insurance
−$137
HOA
−$54
Vacancy / Maint / Mgmt
−$504
Net cashflow
$-439

Break-even live

Break-even rent $2,955
Max offer price $266,475
Occupancy floor —

Sensitivity live

Price -10% $-211 -5% $-325 +0% $-439 +5% $-553 +10% $-667
Rent -10% $-628 -5% $-534 +0% $-439 +5% $-344 +10% $-249
Rate -1.0pp $-273 -0.5pp $-355 base $-439 +0.5pp $-524 +1.0pp $-611

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
$82,498
Closing costs
$9,900
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other
Energy-efficient features include efficient appliances, HVAC, low-flow commode, rain/freeze sensors, thermostat and efficient windows
HOA & community
Mandatory HOA with annual feeHOA provides full use of facilities, structure maintenance, and management servicesHOA managed by Neighborhood Management

Exterior

Parking
Attached 2-car garage with 2 covered spacesGarage has garage door opener, inside entrance, faces frontDriveway and direct access; 2-car single door
Security
Smoke detectorsCarbon monoxide detectorsFire alarm
Utilities
City water and city sewerIndividual gas and water metersMunicipal utility districtCommunity mailbox, curbs and sidewalks
Home design
Single family residenceTwo-story homeNew construction (incomplete as of 2026)
Construction
Built in 2026Brick, fiber cement, frame and wood constructionComposition roofSlab foundation
Exterior features
Covered porch(es)Landscaped yard with sprinkler systemFenced backyard with wood full fence and gateInterior lot

Interior

Kitchen
DishwasherDisposalElectric rangeMicrowaveKitchen islandPantryEat-in kitchen
Bedrooms
4 bedrooms totalPrimary bedroom on main level with dual sinks and walk-in closetSecondary bedrooms located on upper level (includes walk-in closet in one bedroom)
Flooring
CarpetCeramic tileLuxury vinyl plank
Bathrooms
2 full bathrooms and 1 half bathroom (3 total)
Heating & cooling
Central heating (electric)Central air (electric)
Interior features
Open floorplan with decorative lightingEat-in kitchen with island and pantryTwo living areasOne dining areaBreakfast room
Laundry & utility
Utility roomElectric water heater

Listing history 50 events

  1. 2026-08-08
    pricedays on market $329,990 Active 72 DOM
  2. 2026-08-06
    days on market $334,990 Active 70 DOM
  3. 2026-08-05
    days on market $334,990 Active 69 DOM
  4. 2026-08-04
    days on market $334,990 Active 68 DOM
  5. 2026-08-03
    days on market $334,990 Active 67 DOM
  6. 2026-07-31
    days on market $334,990 Active 64 DOM
  7. 2026-07-30
    days on market $334,990 Active 62 DOM
  8. 2026-07-28
    days on market $334,990 Active 61 DOM
  9. 2026-07-26
    days on market $334,990 Active 59 DOM
  10. 2026-07-24
    days on market $334,990 Active 57 DOM
  11. 2026-07-23
    days on market $334,990 Active 56 DOM
  12. 2026-07-22
    days on market $334,990 Active 55 DOM
  13. 2026-07-21
    days on market $334,990 Active 54 DOM
  14. 2026-07-20
    days on market $334,990 Active 53 DOM
  15. 2026-07-18
    days on market $334,990 Active 51 DOM
    Show marketing remark (1184 chars)

    The Latitude offers an open, intuitive layout designed to support your everyday rhythm. From the moment you enter, the thoughtful flow and clean lines of the home create a sense of calm and connection. The central living space is anchored by a spacious kitchen that opens to both the dining area and a grand two-story great room, making it the heart of the home and the ideal setting for everything from laid-back breakfasts to evening gatherings. The private primary suite is tucked away at the back of the home, offering a restful retreat complete with a large bedroom and a well-appointed bath. Upstairs are two additional bedrooms offering comfortable accommodations for family, guests, or future possibilities. A central bath serves this area, providing convenience without compromising privacy. Upstairs you will find three generously sized secondary bedrooms with a shared bath. With ample square footage, flexible spaces, and seamless layout, the Latitude offers the kind of design that lives well for the long term. Whether you're just starting out or looking for something that simplifies without sacrificing style, the Latitude meets the moment with confidence and comfort.

  16. 2026-07-18
    pricedays on market $334,990 Active 50 DOM
    Show marketing remark (1184 chars)

    The Latitude offers an open, intuitive layout designed to support your everyday rhythm. From the moment you enter, the thoughtful flow and clean lines of the home create a sense of calm and connection. The central living space is anchored by a spacious kitchen that opens to both the dining area and a grand two-story great room, making it the heart of the home and the ideal setting for everything from laid-back breakfasts to evening gatherings. The private primary suite is tucked away at the back of the home, offering a restful retreat complete with a large bedroom and a well-appointed bath. Upstairs are two additional bedrooms offering comfortable accommodations for family, guests, or future possibilities. A central bath serves this area, providing convenience without compromising privacy. Upstairs you will find three generously sized secondary bedrooms with a shared bath. With ample square footage, flexible spaces, and seamless layout, the Latitude offers the kind of design that lives well for the long term. Whether you're just starting out or looking for something that simplifies without sacrificing style, the Latitude meets the moment with confidence and comfort.

  17. 2026-07-16
    days on market $339,990 Active 49 DOM
  18. 2026-07-15
    days on market $339,990 Active 48 DOM
  19. 2026-07-14
    days on market $339,990 Active 47 DOM
  20. 2026-07-13
    days on market $339,990 Active 46 DOM
  21. 2026-07-13
    days on market $339,990 Active 45 DOM
  22. 2026-07-11
    days on market $339,990 Active 44 DOM
  23. 2026-07-10
    days on market $339,990 Active 43 DOM
  24. 2026-07-09
    days on market $339,990 Active 42 DOM
  25. 2026-07-07
    days on market $339,990 Active 40 DOM
  26. 2026-07-06
    days on market $339,990 Active 39 DOM
  27. 2026-07-06
    days on market $339,990 Active 38 DOM
  28. 2026-07-05
    days on market $339,990 Active 37 DOM
  29. 2026-07-03
    days on market $339,990 Active 36 DOM
  30. 2026-07-02
    days on market $339,990 Active 35 DOM
  31. 2026-07-01
    days on market $339,990 Active 34 DOM
  32. 2026-06-30
    days on market $339,990 Active 33 DOM
  33. 2026-06-29
    days on market $339,990 Active 32 DOM
  34. 2026-06-28
    days on market $339,990 Active 31 DOM
  35. 2026-06-27
    days on market $339,990 Active 30 DOM
  36. 2026-06-26
    days on market $339,990 Active 29 DOM
    Show marketing remark (1184 chars)

    The Latitude offers an open, intuitive layout designed to support your everyday rhythm. From the moment you enter, the thoughtful flow and clean lines of the home create a sense of calm and connection. The central living space is anchored by a spacious kitchen that opens to both the dining area and a grand two-story great room, making it the heart of the home and the ideal setting for everything from laid-back breakfasts to evening gatherings. The private primary suite is tucked away at the back of the home, offering a restful retreat complete with a large bedroom and a well-appointed bath. Upstairs are two additional bedrooms offering comfortable accommodations for family, guests, or future possibilities. A central bath serves this area, providing convenience without compromising privacy. Upstairs you will find three generously sized secondary bedrooms with a shared bath. With ample square footage, flexible spaces, and seamless layout, the Latitude offers the kind of design that lives well for the long term. Whether you're just starting out or looking for something that simplifies without sacrificing style, the Latitude meets the moment with confidence and comfort.

  37. 2026-06-24
    days on market $339,990 Active 27 DOM
  38. 2026-06-22
    days on market $339,990 Active 25 DOM
  39. 2026-06-21
    days on market $339,990 Active 24 DOM
  40. 2026-06-18
    days on market $339,990 Active 21 DOM
  41. 2026-06-17
    days on market $339,990 Active 20 DOM
  42. 2026-06-16
    days on market $339,990 Active 19 DOM
  43. 2026-06-15
    days on market $339,990 Active 18 DOM
  44. 2026-06-13
    days on market $339,990 Active 16 DOM
  45. 2026-06-13
    pricedays on market $339,990 Active 15 DOM
  46. 2026-06-09
    days on market $342,910 Active 12 DOM
  47. 2026-06-08
    days on market $342,910 Active 11 DOM
  48. 2026-06-07
    days on market $342,910 Active 10 DOM
  49. 2026-06-04
    pricedays on market $342,910 Active 7 DOM
    Show marketing remark (1184 chars)

    The Latitude offers an open, intuitive layout designed to support your everyday rhythm. From the moment you enter, the thoughtful flow and clean lines of the home create a sense of calm and connection. The central living space is anchored by a spacious kitchen that opens to both the dining area and a grand two-story great room, making it the heart of the home and the ideal setting for everything from laid-back breakfasts to evening gatherings. The private primary suite is tucked away at the back of the home, offering a restful retreat complete with a large bedroom and a well-appointed bath. Upstairs are two additional bedrooms offering comfortable accommodations for family, guests, or future possibilities. A central bath serves this area, providing convenience without compromising privacy. Upstairs you will find three generously sized secondary bedrooms with a shared bath. With ample square footage, flexible spaces, and seamless layout, the Latitude offers the kind of design that lives well for the long term. Whether you're just starting out or looking for something that simplifies without sacrificing style, the Latitude meets the moment with confidence and comfort.

  50. 2026-06-03
    days on market $340,830 Active 6 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$28,793
− Mortgage interest
−$18,485
− Property taxes
−$4,950
− Insurance
−$1,650
− Repairs & maintenance
−$2,303
− Management
−$2,303
− HOA
−$648
− Depreciation
−$9,600
Taxable loss
−$11,146
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,675
After-tax cash flow
$-2,592/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

  • Resale Paint exterior trim — Enhances curb appeal ↑
  • Rental Clean gutters — Keeps home in good condition ↑
C Composite school gradezoned avg 64/100

Zoned Schools

Elementary John And Nelda Partin El C+ TX #559/4,322 Nat'l #9,263/41,679 Middle Van Alstyne J H B TX #185/1,662 Nat'l #2,008/14,009 High Van Alstyne H S A- TX #60/1,632 Nat'l #1,362/17,239

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
B Composite livability gradescore 75/100

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 · 1,210,074 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
16% of renters

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
—

Price history

-1.7% since first listed
14 events — show timeline
  • 2026-07-18 Price Changed $334,990 Zillow
  • 2026-07-17 Price Changed $334,990 NTREIS
  • 2026-06-26 Relisted — Zillow
  • 2026-06-25 Delisted — Zillow
  • 2026-06-12 Price Changed $339,990 Zillow
  • 2026-06-11 Price Changed $342,910 Zillow
  • 2026-06-11 Price Changed $339,990 Zillow
  • 2026-06-10 Price Changed $339,990 NTREIS
  • 2026-06-04 Relisted — Zillow
  • 2026-06-04 Price Changed $342,910 Zillow
  • 2026-06-04 Price Changed $342,910 NTREIS
  • 2026-05-28 Listed $340,830 NTREIS
  • 2026-05-09 Delisted — Zillow
  • 2026-05-07 Listed $340,830 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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