806 Bens Dr · Anna, TX 75409

$269,900

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 115 Days on market

Built 2004 7,841 sqft lot $169/sqft · 16% below area Est $323k · 16% under $29/mo HOA · 1% of rent

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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 +14.9/15.0
• Cash flow +8.0/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 1 story well maintained home with 4 bedrooms, 2 bathrooms, with overside private back yard. The house has nice color with high ceiling. The floor is hardwood in the living room, tile in kitchen and baths and carpets in the bedrooms

Key facts

• Hardwood floor
• Tile in kitchen
• Private back yard

Tags

• PRIVATE BACK YARD
• HARDWOOD FLOOR
• TILE IN KITCHEN
• CARPETS IN BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (17.7% below list).
• Recommended offer: $221k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.6% in Anna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Anna ISD (rural): math 44% / reading 41% proficiency, ranked #271 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 1199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 115 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,728 (18.2% 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 115 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 10.1

CMA / ARV

• ARV (median comp): $322,691
• List price: $269,900
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Waterton Dr	0.37mi	3/2.0 (-1)	1,602 (+0%)	3mo	$315,000	$197	75
709 Westwood Ct	0.22mi	4/2.0	1,730 (+8%)	3mo	$284,900	$165	73
408 Buffalo Bill Dr	0.35mi	3/2.0 (-1)	1,660 (+4%)	2mo	$269,990	$163	70
212 Bonsai Dr	0.44mi	3/2.0 (-1)	1,652 (+4%)	3mo	$289,000	$175	66
125 Pagoda Dr	0.48mi	3/2.0 (-1)	1,659 (+4%)	2mo	$300,000	$181	64
1516 Avery Pointe Dr	0.65mi	4/2.0	1,726 (+8%)	1mo	$295,000	$171	55
209 Kelvington Dr	0.64mi	3/2.0 (-1)	1,503 (-6%)	3mo	$325,000	$216	53
1132 Foxtail Dr	0.73mi	3/2.0 (-1)	1,689 (+6%)	0mo	$295,000	$175	51
911 Live Oak Dr	0.58mi	3/2.0 (-1)	1,388 (-13%)	3mo	$239,900	$173	44
1205 Ash St	0.60mi	3/2.0 (-1)	1,388 (-13%)	2mo	$279,900	$202	44
910 Fulbourne Dr	0.68mi	3/2.0 (-1)	1,760 (+10%)	4mo	$315,000	$179	43
1618 Pin Oak Trl	0.65mi	3/2.0 (-1)	1,369 (-14%)	3mo	$215,000	$157	39

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: -27.5%
• Equity multiple: 0.10×
• Total profit: $-67,836
• Equity at exit: $40,243

10-year hold

• IRR: -43.9%
• Equity multiple: -0.41×
• Total profit: $-106,496
• Equity at exit: $23,336

Cash invested: $75,572 (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 75409

• Home prices YoY: -20.1%
• Rents YoY: -1.9%
• Active inventory: 1199
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$476 /mo · $5,712/yr
• Insurance: −$112
• HOA: −$29
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-278

Break-even live

Break-even rent $2,573

Max offer price $220,728

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Bens Dr Anna, TX	4.0	2.5	1803	$1,925	$1.07	6d	1	0.01mi
818 Hazels Way Anna, TX	3.0	2.0	1402	$1,750	$1.25	24d	1	0.10mi
826 Hazels Way Anna, TX	4.0	2.5	2084	$2,400	$1.15	43d	1	0.10mi
704 Westgate Ct Anna, TX	3.0	2.0	1580	$1,998	$1.26	18d	1	0.11mi
1100 Oliver Dr Anna, TX	4.0	2.5	1740	$2,075	$1.19	43d	1	0.13mi
921 Isabel Dr Anna, TX	3.0	2.5	1869	$2,370	$1.27	43d	1	0.14mi
904 Isabel Dr Anna, TX	4.0	2.5	2046	$2,475	$1.21	43d	1	0.15mi
1116 Oliver Dr Anna, TX	4.0	2.5	1609	$2,035	$1.26	43d	1	0.15mi
729 Bamboo Dr Anna, TX	3.0	2.0	1659	$1,825	$1.10	43d	1	0.20mi
721 Bamboo Dr Anna, TX	3.0	2.0	1490	$1,795	$1.20	2d	1	0.21mi
716 Alder Dr Anna, TX	3.0	2.0	1896	$1,995	$1.05	43d	1	0.28mi
1220 S Powell Pkwy Anna, TX	2.0–4.0	2.0	1135	$2,022	$1.78	1d	34	0.34mi
308 Dogwood Dr Anna, TX	3.0	2.0	1390	$1,950	$1.40	43d	1	0.35mi
717 Mahogany Dr Anna, TX	3.0	2.0	1659	$1,750	$1.05	43d	1	0.35mi
1302 Deerfield Dr Anna, TX	4.0	2.0	1835	$2,200	$1.20	18d	1	0.48mi
213 Cedar Canyon Dr Anna, TX	4.0	2.5	2234	$2,295	$1.03	43d	1	0.54mi
421 S Interurban St Anna, TX	3.0	2.0	1344	$1,850	$1.38	43d	1	0.54mi
174 Cunningham Blvd Anna, TX	3.0	1.0	1106	$1,650	$1.49	22d	1	0.58mi
1313 Forest Haven Dr Anna, TX	4.0	2.5	2154	$2,750	$1.28	5d	1	0.59mi
907 Live Oak Dr Anna, TX	3.0	2.0	1789	$1,850	$1.03	43d	1	0.60mi
817 Live Oak Dr Anna, TX	3.0	2.0	1294	$1,695	$1.31	1d	1	0.60mi
817 Live Oak Dr Anna, TX	3.0	2.0	1294	$1,695	$1.31	7d	1	0.60mi
112 Birdbrook Dr Anna, TX	3.0	2.0	1700	$1,850	$1.09	43d	1	0.60mi
405 Laurenbrooke Dr Anna, TX	4.0	2.0	1726	$2,300	$1.33	43d	1	0.61mi
1132 Honeywell Dr Anna, TX	3.0	2.0	1576	$1,850	$1.17	3d	1	0.62mi
1601 Black Oak Ct Anna, TX	3.0	2.0	1369	$1,700	$1.24	43d	1	0.62mi
1519 River Crossing Dr Anna, TX	3.0	2.0	1281	$1,800	$1.41	43d	1	0.62mi
300 Kelvington Dr Anna, TX	4.0	2.0	2045	$2,195	$1.07	18d	1	0.67mi
1626 White Oak Rd Anna, TX	3.0	2.0	2000	$1,900	$0.95	12d	1	0.68mi
1614 River Crossing Dr Anna, TX	3.0	2.0	1302	$1,686	$1.29	7d	1	0.69mi
1601 Elm St Anna, TX	3.0	2.0	1388	$1,850	$1.33	24d	1	0.69mi
1618 Sherwood Dr Anna, TX	4.0	3.0	1963	$2,300	$1.17	43d	1	0.73mi
1605 Fields View Dr Anna, TX	4.0	2.5	2111	$2,195	$1.04	20d	1	0.75mi
1809 River Crossing Dr Anna, TX	3.0	2.0	1522	$1,900	$1.25	18d	1	0.76mi
906 Post Oak Trl Anna, TX	4.0	2.0	1736	$1,895	$1.09	43d	1	0.77mi
512 Eastbrook Dr Anna, TX	4.0	2.0	2056	$3,200	$1.56	24d	1	0.78mi
305 Tartane Dr Anna, TX	3.0	2.0	1774	$2,150	$1.21	7d	1	0.79mi
521 Eastbrook Dr Anna, TX	3.0	2.0	1664	$1,950	$1.17	43d	1	0.80mi
1113 Sheldon Dr Anna, TX	4.0	3.0	2095	$2,380	$1.14	24d	1	0.80mi
1703 Stonefield Dr Anna, TX	3.0	2.0	1516	$1,995	$1.32	5d	1	0.81mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 37 events

1. 2026-06-18
   days on market $269,900 Active 115 DOM
2. 2026-06-17
   days on market $269,900 Active 114 DOM
3. 2026-06-16
   days on market $269,900 Active 113 DOM
4. 2026-06-15
   days on market $269,900 Active 112 DOM
5. 2026-06-13
   days on market $269,900 Active 110 DOM
6. 2026-06-13
   days on market $269,900 Active 109 DOM
7. 2026-06-09
   days on market $269,900 Active 106 DOM
8. 2026-06-08
   days on market $269,900 Active 105 DOM
9. 2026-06-07
   days on market $269,900 Active 104 DOM
10. 2026-06-04
    days on market $269,900 Active 101 DOM
11. 2026-06-03
    days on market $269,900 Active 100 DOM
12. 2026-06-02
    days on market $269,900 Active 99 DOM
13. 2026-06-01
    days on market $269,900 Active 98 DOM
14. 2026-05-31
    days on market $269,900 Active 97 DOM
15. 2026-04-20
    price $274,900 243-char remark

    Show marketing remark (243 chars)

    Gorgeous 1 story well maintained home with 4 bedrooms, 2 bathrooms, with overside private back yard. The house has nice color with high ceiling. The floor is hardwood in the living room, tile in kitchen and baths and carpets in the bedrooms

16. 2026-04-13
    price $279,900 243-char remark

    Show marketing remark (243 chars)

    Gorgeous 1 story well maintained home with 4 bedrooms, 2 bathrooms, with overside private back yard. The house has nice color with high ceiling. The floor is hardwood in the living room, tile in kitchen and baths and carpets in the bedrooms

17. 2026-02-02
    listed $289,900 Active 243-char remark

    Show marketing remark (243 chars)

    Gorgeous 1 story well maintained home with 4 bedrooms, 2 bathrooms, with overside private back yard. The house has nice color with high ceiling. The floor is hardwood in the living room, tile in kitchen and baths and carpets in the bedrooms

18. 2025-12-31
    historical
19. 2025-11-02
    listed $289,900 Active
20. 2025-10-01
    historical $1,895
21. 2025-09-30
    historical
22. 2025-09-11
    price $293,900
23. 2025-08-26
    price $1,895
24. 2025-08-16
    listed $1,995
25. 2025-07-22
    price $294,900
26. 2025-07-08
    listed $299,900 Active
27. 2025-07-08
    historical $1,995
28. 2025-06-13
    listed $1,995
29. 2024-06-07
    historical $2,100
30. 2024-05-17
    listed $2,100
31. 2024-05-10
    historical $2,000
32. 2024-04-30
    listed $2,000
33. 2014-01-29
    historical
34. 2013-04-09
    listed $125,000 Active
35. 2006-02-24
    soldstatus
36. 2006-02-05
    historical
37. 2005-09-08
    listed $157,332

ⓘ 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: $5,712 · $476/mo
• Projected year-2 tax: $5,712 · $476/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,651
• − Mortgage interest: −$15,119
• − Property taxes: −$5,712
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$348
• − Depreciation: −$7,852
• Taxable loss: −$7,993
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-1,422/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: Anna ISD
• NCES district ID: 4808340
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $67,456
• Composite: 38.26/100
• National rank: #4241
• State rank: #271 of 826 in TX

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

• Census place: Anna, TX
• County: Collin County · 1,159,394 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: 454.0

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: —

Market trends

• HPI YoY: ▼ -58.99%
• Current HPI: 235.0945
• Rent YoY: ▼ -1.92%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

+74.7% since first listed

23 events — show timeline

• 2026-04-20 Price Changed $274,900 NTREIS
• 2026-04-13 Price Changed $279,900 NTREIS
• 2026-02-02 Listed $289,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-02 Listed $289,900 NTREIS
• 2025-10-01 Rental Removed $1,895 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-09-11 Price Changed $293,900 NTREIS
• 2025-08-26 Price Changed $1,895 NTREIS
• 2025-08-16 Listed for Rent $1,995 NTREIS
• 2025-07-22 Price Changed $294,900 NTREIS
• 2025-07-08 Listed $299,900 NTREIS
• 2025-07-08 Rental Removed $1,995 NTREIS
• 2025-06-13 Listed for Rent $1,995 NTREIS
• 2024-06-07 Rental Removed $2,100 NTREIS
• 2024-05-17 Listed for Rent $2,100 NTREIS
• 2024-05-10 Rental Removed $2,000 NTREIS
• 2024-04-30 Listed for Rent $2,000 NTREIS
• 2014-01-29 Listing Removed — NTREIS
• 2013-04-09 Listed $125,000 NTREIS
• 2006-02-24 Sold (MLS) — NTREIS
• 2006-02-05 Listing Removed — NTREIS
• 2005-09-08 Listed $157,332 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $5,712 · -7.2% YoY. Source: county tax records.