1132 Westover Dr · Anson, TX 79501

$149,000

3 bd · 3.0 ba · 1,616 sqft · SingleFamily public records · 16 Days on market

Built 1950 8,407 sqft lot Est $176k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.4/15.0
• 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Two Addresses, One Price! Discover the space, versatility, and value this unique property has to offer. Featuring 3 bedrooms, 3 bathrooms, and the potential for two separate living areas, this home provides plenty of room for comfortable everyday living and entertaining. Inside, you’ll find a large living room, spacious bedrooms, a generous laundry room, and an eat-in kitchen complete with an abundance of cabinet space. A dedicated dining area adds even more flexibility for family meals and gatherings. Situated on a corner lot, the property offers a large, fenced backyard, perfect for children, pets, or outdoor enjoyment. Additional features include a 2-car garage and two storage buil

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Built 1950

Tags

• TWO SEPARATE LIVING AREAS
• LARGE FENCED BACKYARD
• DEDICATED DINING AREA

Property features AI

Finance

• Other: Property is on multiple parcels; Restrictions: No mobile home
• HOA & community: No association

Exterior

• Parking: Covered parking (2 spaces); Assigned parking; Attached carport; Garage faces rear; 2-car attached garage
• Utilities: City water; City sewer; Municipal utility district (MUD); Natural gas easement available; Utilities easement
• Home design: Single family residence; Residential property; Attached property; One story; No mobile home allowed
• Construction: Built in 1950; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Corner lot; Dog run; Gardens; Kennel; Other exterior structures; Covered front porch; Back yard fencing (chain link, metal, wood); Fenced yard

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Eat-in kitchen with pantry
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air (electric); Natural gas heating
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; Flat screen wiring; High speed internet available; Paneling; Pantry; Two living areas; Two dining areas; One-level home
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $147k (1.5% 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 $7k of equity ($1k loan paydown + $6k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.17%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $176,144
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Avenue J	0.31mi	3/2.0	1,538 (-5%)	1mo	$249,999	$163	73
520 Avenue I	0.24mi	3/2.0	1,586 (-2%)	14mo	$75,000	$47	70
531 Avenue N N	0.61mi	3/2.0	1,492 (-8%)	1mo	$189,900	$127	54
1114 Avenue L	0.56mi	3/2.0	1,726 (+7%)	9mo	$109,900	$64	51
716 Avenue C	0.66mi	3/2.0	1,568 (-3%)	21mo	$125,000	$80	43
1220 Ave N	0.68mi	3/1.5	1,556 (-4%)	18mo	$169,900	$109	41
821 Avenue J	0.39mi	4/2.0 (+1)	1,460 (-10%)	19mo	$166,900	$114	41
1402 Avenue K	0.75mi	3/2.0	1,675 (+4%)	18mo	$45,000	$27	40

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: 46.3%
• Equity multiple: 3.73×
• Total profit: $113,840
• Equity at exit: $76,692

10-year hold

• IRR: 45.0%
• Equity multiple: 7.55×
• Total profit: $273,088
• Equity at exit: $126,359

Cash invested: $41,720 (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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,037 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $1,362

Break-even live

Break-even rent $1,313

Max offer price $149,000

Occupancy floor 50%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $149,000 Active 16 DOM
2. 2026-06-18
   days on market $149,000 Active 15 DOM
3. 2026-06-17
   days on market $149,000 Active 14 DOM
4. 2026-06-16
   days on market $149,000 Active 13 DOM
5. 2026-06-15
   days on market $149,000 Active 12 DOM
6. 2026-06-14
   days on market $149,000 Active 10 DOM
7. 2026-06-13
   days on market $149,000 Active 9 DOM
8. 2026-06-10
   days on market $149,000 Active 7 DOM
9. 2026-06-09
   days on market $149,000 Active 6 DOM
10. 2026-06-08
    days on market $149,000 Active 5 DOM
11. 2026-06-07
    days on market $149,000 Active 4 DOM
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $149,000 Active 1 DOM

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$399/yr (+$33/mo · 17.2%)

ⓘ 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 7 d/yr ≥106°F today · 20 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: $36,442
• − Mortgage interest: −$8,346
• − Property taxes: −$2,328
• − Insurance: −$745
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − Depreciation: −$4,335
• Taxable income: $14,858
• Est. tax owed @ 24.0%: −$3,566
• After-tax cash flow: $12,774/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

3 events — show timeline

• 2026-06-03 Listed $149,000 NTREIS
• 1997-09-08 Sold (Public Records) — Public Records
• 1990-04-20 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,328 · +20.7% YoY. Source: county tax records.