2642 Stowers St

Anna, TX 75409

$324,890D-

4 bd · 2.5 ba · 1,886 sqft · Built 2026 · SingleFamily · Active · 119 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,227/mo
• Mortgage (P&I): −$1,704
• Tax + insurance: −$541
• HOA: −$54
• Vac / Maint / Mgmt: −$468
• Net cashflow: $-540/mo
• Annual: $-6,483/yr
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• 1% rule: 0.69%
• Cash to close: $90,969

Investor read

• This is a 4-bed/2.5-bath single-family listed at $325k. Condition is rated good.
• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (31.5% below list).
• It's been on market 119 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $223k (31.5% below list) — sets the bar for 1% rule.
• 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.
• 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); 1669 active listings in the ZIP; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• It's been on market 119 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.