400 Avenue K · Anson, TX 79501

$179,000

3 bd · 1.0 ba · 991 sqft · SingleFamily public records · 42 Days on market

Built 1951 0.37 ac lot $181/sqft · 116% above area

---

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
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Remodeled and upgraded 3 bedroom 1 bath, new heating and air, fresh paint inside and out, new windows, remodeled bath, new kitchen cabinets, and more. Enjoy small town living. Located in Anson Texas. Contact a realtor today for showings.

Key facts

• New kitchen cabinets
• Remodeled bath
• New heating and air

Tags

• NEW HEATING AND AIR
• FRESH PAINT INSIDE AND OUT
• NEW WINDOWS
• REMODELED BATH
• NEW KITCHEN CABINETS

Property features AI

Finance

• Other: Pool present on property
• HOA & community: No association

Exterior

• Parking: Carport (1 covered/carport space)
• Utilities: City water; City sewer; Electric service (standard); Curbs
• Home design: Single-family residence; One story
• Construction: Siding exterior; Built in 1951
• Exterior features: Private lot under 0.5 acre; Alley access; Asphalt and curbed streets

Interior

• Kitchen: Gas cooktop; Gas oven; Disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level) with granite countertop in primary bath
• Interior features: Granite counters; Built-in cabinets
• Laundry & utility: Utility room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $174k (3.0% 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-, employment D, amenities F.
• 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.
• Zoned schools: Anson El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 368 students, 68% FRL).
• 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 + $7k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $82,974
• List price: $179,000
• Delta: 115.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Avenue K	0.00mi	3/1.0	991 (0%)	0mo	$179,000	$181	100
231 Avenue L	0.06mi	2/1.0 (-1)	981 (-1%)	7mo	$84,990	$87	85
408 Commercial Ave	0.08mi	2/1.0 (-1)	900 (-9%)	10mo	$119,900	$133	68
1302 6th St	0.16mi	3/1.0	1,122 (+13%)	10mo	$77,000	$69	62
1326 Westfield Dr	0.15mi	2/1.0 (-1)	928 (-6%)	19mo	$49,900	$54	61
507 Ave K	0.09mi	2/2.0 (-1)	1,097 (+11%)	15mo	$80,000	$73	56

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: 36.3%
• Equity multiple: 3.16×
• Total profit: $108,153
• Equity at exit: $92,133

10-year hold

• IRR: 35.3%
• Equity multiple: 6.31×
• Total profit: $266,208
• Equity at exit: $151,801

Cash invested: $50,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $3,014 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $1,187

Break-even live

Break-even rent $1,511

Max offer price $179,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,289	-5% $1,238	+0% $1,187	+5% $1,137	+10% $1,086
Rent	-10% $949	-5% $1,068	+0% $1,187	+5% $1,306	+10% $1,425
Rate	-1.0pp $1,278	-0.5pp $1,233	base $1,187	+0.5pp $1,141	+1.0pp $1,094

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-10
   status $179,000 Pending 42 DOM
2. 2026-06-09
   days on market $179,000 Active Option Contract 42 DOM
3. 2026-06-08
   days on market $179,000 Active Option Contract 41 DOM
4. 2026-06-07
   days on market $179,000 Active Option Contract 40 DOM
5. 2026-06-03
   days on market $179,000 Active Option Contract 36 DOM
6. 2026-06-02
   days on market $179,000 Active Option Contract 35 DOM
7. 2026-06-01
   days on market $179,000 Active Option Contract 34 DOM
8. 2026-05-31
   days on market $179,000 Active Option Contract 33 DOM
9. 2026-05-30
   days on market $179,000 Active Option Contract 32 DOM
10. 2026-05-03
    historical Active Option Contract 237-char remark
11. 2026-04-28
    listed $179,000 Active 237-char remark
12. 2026-04-27
    historical $1,600
13. 2026-04-15
    listed $1,600
14. 2025-05-09
    historical
15. 2024-12-18
    listed $49,900 Active
16. 2024-12-04
    historical
17. 2024-10-21
    price $49,900
18. 2024-09-04
    listed $57,000 Active
19. 2018-06-22
    soldstatus
20. 2014-07-23
    soldstatus
21. 2014-07-23
    soldstatus
22. 2006-06-06
    soldstatus
23. 2006-05-22
    soldstatus
24. 2006-04-25
    listed $35,000
25. 2006-04-25
    historical
26. 1990-05-22
    soldstatus

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$1,115/yr (+$93/mo · 51.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 19 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: $36,163
• − Mortgage interest: −$10,027
• − Property taxes: −$2,161
• − Insurance: −$895
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − Depreciation: −$5,207
• Taxable income: $12,087
• Est. tax owed @ 24.0%: −$2,901
• After-tax cash flow: $11,347/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: 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

+411.4% since first listed

19 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-06-09 Pending — NTREIS
• 2026-05-03 Contingent — NTREIS
• 2026-04-28 Listed $179,000 NTREIS
• 2026-04-27 Rental Removed $1,600 APPFOLIO
• 2026-04-15 Listed for Rent $1,600 APPFOLIO
• 2025-05-09 Listing Removed — NTREIS
• 2024-12-18 Listed $49,900 NTREIS
• 2024-12-04 Listing Removed — NTREIS
• 2024-10-21 Price Changed $49,900 NTREIS
• 2024-09-04 Listed $57,000 NTREIS
• 2018-06-22 Sold (Public Records) — Public Records
• 2014-07-23 Sold (Public Records) — Public Records
• 2014-07-23 Sold (Public Records) — Public Records
• 2006-06-06 Sold (Public Records) — Public Records
• 2006-05-22 Sold (MLS) — NTREIS
• 2006-04-25 Listing Removed — NTREIS
• 2006-04-25 Listed $35,000 NTREIS
• 1990-05-22 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,161 · +6.1% YoY. Source: county tax records.