1631 20th St · Anson, TX 79501

$185,000

3 bd · 2.0 ba · 1,894 sqft · SingleFamily · 182 Days on market

Built 1970 Fair condition 0.29 ac lot $98/sqft · 11% above area Est $167k · 11% over ↓ 10% since listing

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Discover the potential in this solid brick home located on a quiet street of small town Anson! Offering space, character, and room to make it your own, this property is ideal for buyers looking for value and a peaceful setting. The home features 3 bedrooms and 2 bathrooms, along with two separate living areas, providing flexibility for family living, entertaining, or a home office setup. A basement offers added peace of mind during storm season, a rare and valuable feature in this area. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or pets. The home will require foundation leveling, and the seller is offering a $10,800 credit at closing to address this work. An estimate is available. Aside from this credit, the property is being sold strictly AS IS. If you’re looking for a well-built home with space, charm, and potential in a quiet location, this property is well worth a look!

Key facts

• Quiet street
• Basement
• Large backyard

Tags

• SOLID BRICK HOME
• QUIET STREET
• TWO SEPARATE LIVING AREAS
• BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, schools D, employment D.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $166,620
• List price: $185,000
• Delta: 11.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 21st St	0.10mi	3/2.0	1,789 (-6%)	3mo	$199,999	$112	84
1732 22nd St	0.12mi	3/2.5	1,646 (-13%)	5mo	$129,999	$79	66
1428 Ave. M	0.38mi	3/2.0	1,969 (+4%)	17mo	$175,000	$89	62
2131 Avenue O	0.12mi	3/2.0	1,727 (-9%)	22mo	$179,900	$104	62
2212 Avenue N	0.18mi	4/2.0 (+1)	1,612 (-15%)	3mo	$180,000	$112	59
2306 County Road 475	0.60mi	3/2.0	2,048 (+8%)	8mo	$399,900	$195	51
7611 County Road 463	0.43mi	4/2.0 (+1)	1,938 (+2%)	24mo	$240,000	$124	51
1902 Avenue J	0.44mi	4/2.0 (+1)	1,779 (-6%)	16mo	$165,000	$93	51
1114 Avenue L	0.61mi	3/2.0	1,726 (-9%)	9mo	$109,900	$64	49
1226 15th St	0.42mi	2/2.0 (-1)	1,770 (-6%)	19mo	$130,000	$73	49
1402 Avenue K	0.47mi	3/2.0	1,675 (-12%)	18mo	$45,000	$27	44

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

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.94×
• Total profit: $100,504
• Equity at exit: $95,221

10-year hold

• IRR: 31.8%
• Equity multiple: 5.84×
• Total profit: $250,866
• Equity at exit: $156,889

Cash invested: $51,800 (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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,947 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $1,050

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 59%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $185,000 Active 182 DOM
2. 2026-06-18
   days on market $185,000 Active 181 DOM
3. 2026-06-17
   days on market $185,000 Active 180 DOM
4. 2026-06-16
   days on market $185,000 Active 179 DOM
5. 2026-06-15
   days on market $185,000 Active 178 DOM
6. 2026-06-14
   days on market $185,000 Active 176 DOM
7. 2026-06-13
   days on market $185,000 Active 175 DOM
8. 2026-06-10
   days on market $185,000 Active 173 DOM
9. 2026-06-09
   days on market $185,000 Active 172 DOM
10. 2026-06-08
    days on market $185,000 Active 171 DOM
11. 2026-06-07
    days on market $185,000 Active 170 DOM
12. 2026-06-03
    days on market $185,000 Active 166 DOM
13. 2026-06-02
    days on market $185,000 Active 165 DOM
14. 2026-06-01
    days on market $185,000 Active 164 DOM
15. 2026-05-31
    days on market $185,000 Active 163 DOM
16. 2026-05-30
    days on market $185,000 Active 162 DOM
17. 2026-03-12
    price $185,000 924-char remark

    Show marketing remark (924 chars)

    Discover the potential in this solid brick home located on a quiet street of small town Anson! Offering space, character, and room to make it your own, this property is ideal for buyers looking for value and a peaceful setting. The home features 3 bedrooms and 2 bathrooms, along with two separate living areas, providing flexibility for family living, entertaining, or a home office setup. A basement offers added peace of mind during storm season, a rare and valuable feature in this area. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or pets. The home will require foundation leveling, and the seller is offering a $10,800 credit at closing to address this work. An estimate is available. Aside from this credit, the property is being sold strictly AS IS. If you’re looking for a well-built home with space, charm, and potential in a quiet location, this property is well worth a look!

18. 2026-01-21
    price $195,000 924-char remark

    Show marketing remark (924 chars)

    Discover the potential in this solid brick home located on a quiet street of small town Anson! Offering space, character, and room to make it your own, this property is ideal for buyers looking for value and a peaceful setting. The home features 3 bedrooms and 2 bathrooms, along with two separate living areas, providing flexibility for family living, entertaining, or a home office setup. A basement offers added peace of mind during storm season, a rare and valuable feature in this area. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or pets. The home will require foundation leveling, and the seller is offering a $10,800 credit at closing to address this work. An estimate is available. Aside from this credit, the property is being sold strictly AS IS. If you’re looking for a well-built home with space, charm, and potential in a quiet location, this property is well worth a look!

19. 2025-12-18
    listed $205,000 Active 924-char remark

    Show marketing remark (924 chars)

    Discover the potential in this solid brick home located on a quiet street of small town Anson! Offering space, character, and room to make it your own, this property is ideal for buyers looking for value and a peaceful setting. The home features 3 bedrooms and 2 bathrooms, along with two separate living areas, providing flexibility for family living, entertaining, or a home office setup. A basement offers added peace of mind during storm season, a rare and valuable feature in this area. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or pets. The home will require foundation leveling, and the seller is offering a $10,800 credit at closing to address this work. An estimate is available. Aside from this credit, the property is being sold strictly AS IS. If you’re looking for a well-built home with space, charm, and potential in a quiet location, this property is well worth a look!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,366
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,829
• − Management: −$2,829
• − Depreciation: −$5,382
• Taxable income: $10,262
• Est. tax owed @ 24.0%: −$2,463
• After-tax cash flow: $10,134/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

Fair 45/100 Moderate rehab

This solid brick home requires moderate renovations to update the kitchen and bathrooms, and paint the exterior. Foundation leveling is also needed. The property has potential for increased value with these updates.

Repairs flagged

• Major foundation leveling — mentioned in listing remarks
• Moderate exterior paint — brick siding shows discoloration

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters
• Both update bathrooms with new fixtures and tile — modernizing bathrooms will appeal to buyers and renters
• Both paint exterior and replace siding — improving curb appeal will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
foundation leveling · mentioned in listing remarks	Major	$15,000–50,000
exterior paint · brick siding shows discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathrooms with new fixtures and tile — modernizing bathrooms will appeal to buyers and renters ↑
• Both paint exterior and replace siding — improving curb appeal will attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 of 826 in TX

Livability — Anson

• Score: 70/100
• State rank: #377
• US rank: #7976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anson, TX
• City population: 2,635
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• Rent YoY: —
• Metro: —
• 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

-9.8% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $185,000 NTREIS
• 2026-01-21 Price Changed $195,000 NTREIS
• 2025-12-18 Listed $205,000 NTREIS