1709 Arches Rd · Anna, TX 75409

$301,889

3 bd · 2.0 ba · 1,551 sqft · SingleFamily · 122 Days on market

Built 2026 5,227 sqft lot $195/sqft · 14% below area Est $351k · 14% under $58/mo HOA · 3% of rent ↓ 6% since listing

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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 +13.8/15.0
• Cash flow +7.8/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Future public park
• Pickleball courts
• Primary suite

Tags

• ENERGY EFFICIENT HOME
• PRIMARY SUITE
• SPA LIKE PRIMARY BATHROOM
• FUTURE PUBLIC PARK
• PICKLEBALL COURTS
• SOCCER FIELDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $302k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (24.1% below list).
• Recommended offer: $229k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $9k 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 122 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,067 (24.1% 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 122 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $351,166
• List price: $301,889
• Delta: -14.03%
• 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
1709 Arches Rd	0.00mi	3/2.0	1,551 (0%)	0mo	$301,889	$195	100
1700 Arches Rd	0.04mi	3/2.0	1,551 (0%)	0mo	$312,111	$201	98
1725 Arches Rd	0.03mi	3/2.0	1,551 (0%)	1mo	$319,425	$206	98
1716 Arches Rd	0.04mi	3/2.0	1,551 (0%)	1mo	$319,268	$206	97
1732 Arches	0.06mi	3/2.0	1,551 (0%)	2mo	$313,111	$202	96
1741 Arches Rd	0.06mi	3/2.0	1,551 (0%)	4mo	$316,225	$204	94
1632 Arches Rd	0.04mi	4/2.0 (+1)	1,550 (-0%)	1mo	$327,099	$211	92
1733 Arches Rd	0.04mi	4/2.0 (+1)	1,550 (-0%)	6mo	$336,724	$217	88
1740 Arches Rd	0.07mi	4/2.0 (+1)	1,605 (+4%)	6mo	$337,036	$210	81
1405 Elizabeth St	0.60mi	3/2.0	1,682 (+8%)	1mo	$314,900	$187	57
1231 Brooklyn Dr	0.59mi	3/2.0	1,699 (+10%)	1mo	$310,000	$182	56
1129 Elizabeth St	0.70mi	3/2.0	1,687 (+9%)	14mo	$329,500	$195	41

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-76,876
• Equity at exit: $45,013

10-year hold

• IRR: -43.5%
• Equity multiple: -0.42×
• Total profit: $-120,047
• Equity at exit: $26,102

Cash invested: $84,529 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,583
• Tax est. 1.5%: −$377 /mo · $4,528/yr
• Insurance: −$126
• HOA: −$58
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-335

Break-even live

Break-even rent $2,714

Max offer price $253,463

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: $75,472
• Closing costs: $9,057
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 Arches Rd Anna, TX	4.0	2.0	1550	$2,099	$1.35	13d	1	0.06mi
1736 Arches Rd Anna, TX	4.0	2.5	2055	$3,000	$1.46	44d	1	0.08mi
1740 Arches Rd Anna, TX	4.0	2.0	1550	$2,199	$1.42	44d	1	0.08mi
2705 Grand Teton Dr Anna, TX	4.0	3.0	2059	$2,200	$1.07	44d	1	0.12mi
1260 Sharp St Anna, TX	3.0	2.0	1999	$2,050	$1.03	44d	1	0.37mi
1261 Sharp St Anna, TX	3.0	2.0	1800	$1,995	$1.11	13d	1	0.38mi
1117 Tiana St Anna, TX	4.0	2.0	1961	$2,230	$1.14	44d	1	0.55mi
1420 Elizabeth St Anna, TX	4.0	2.0	2178	$2,250	$1.03	44d	1	0.56mi
1416 Elizabeth St Anna, TX	4.0	2.0	1973	$1,995	$1.01	44d	1	0.57mi
2921 Canvas Way Anna, TX	2.0	3.0	1288	$2,139	$1.66	44d	1	0.63mi
1904 Clark St Anna, TX	4.0	2.0	1657	$1,995	$1.20	25d	1	0.70mi
1904 Clark St Anna, TX	4.0	2.0	1657	$1,995	$1.20	3d	1	0.70mi
3100 Canvas WAY Anna, TX	2.0–4.0	2.0–3.0	1372	$2,121	$1.55	1d	11	0.80mi
543 Haven Dr Anna, TX	3.0	2.0	2030	$2,195	$1.08	19d	1	0.89mi
615 E Foster Crossing Rd Anna, TX	1.0–2.0	1.0–2.0	961	$1,878	$1.95	3d	74	0.93mi
2804 Cain Dr Anna, TX	3.0	2.0	1629	$2,200	$1.35	25d	1	0.99mi
604 Stars Dr Anna, TX	4.0	2.0	2033	$2,300	$1.13	44d	1	1.05mi
500 Cowboy Way Anna, TX	3.0	2.0	1885	$2,150	$1.14	44d	1	1.05mi
3705 Redwood Cir Melissa, TX	3.0	2.0	1801	$2,600	$1.44	44d	1	1.09mi
3611 Redwood Cir Melissa, TX	4.0	2.0	2099	$2,195	$1.05	44d	1	1.10mi
425 E Foster Crossing Dr Anna, TX	1.0–3.0	1.0–2.0	984	$1,788	$1.82	22d	12	1.11mi
551 E Finley Blvd Anna, TX	3.0	1.0–2.0	947	$1,751	$1.85	1d	36	1.12mi
4411 Blackberry Rd Melissa, TX	3.0	2.0	1500	$1,895	$1.26	19d	1	1.13mi
3605 Cottonwood Rd Melissa, TX	4.0	2.0	2099	$2,250	$1.07	21d	1	1.16mi
229 Tate Ln Anna, TX	4.0	2.0	2142	$2,295	$1.07	5d	1	1.16mi
3608 Cottonwood Rd Melissa, TX	4.0	2.0	1970	$2,050	$1.04	7d	1	1.18mi
4307 Oak Bluff Rd Melissa, TX	4.0	2.0	1865	$2,395	$1.28	19d	1	1.33mi
9192 County Road 423 Anna, TX	3.0	2.0	1700	$1,950	$1.15	6d	1	1.35mi
9192 County Road 423 Anna, TX	2.0	2.0	1725	$1,950	$1.13	4d	1	1.35mi
9192 County Road 423 Anna, TX	2.0	2.0	1725	$1,950	$1.13	44d	1	1.35mi
4302 Spruce Rd Melissa, TX	4.0	2.0	1950	$2,500	$1.28	44d	1	1.36mi
174 Cunningham Blvd Anna, TX	3.0	1.0	1106	$1,650	$1.49	22d	1	1.42mi
3004 Teak Dr Melissa, TX	3.0	2.0	1905	$2,350	$1.23	22d	1	1.45mi
4222 Cherry Ln Melissa, TX	3.0	2.0	1999	$2,299	$1.15	24d	1	1.45mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 8 events

1. 2026-05-11
   status Pending 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-04-28
   price $301,889 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-04-15
   price $304,389 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

4. 2026-03-23
   price $319,389 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-02-24
   price $321,889 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-02-18
   price $320,889 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

7. 2026-02-18
   price $321,889 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

8. 2026-01-09
   listed $320,889 Active 864-char remark

   Show marketing remark (864 chars)

   BRAND NEW energy - efficient home Feb 2026! Unwind after a long day in the Congaree's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with veined white quartz countertops, tan tone EVP flooring with gray beige tweed carpet. From the $300s - Escape the bustle of the city without being too far from the action. Beat the summer heat at the private neighborhood amenity center with a pool and playground. Look forward to a future public park, adjacent to the neighborhood, equipped with pickleball courts, soccer fields, and so much more. Zoned for Anna ISD, Parks at Foster Crossing offers 12 unique floor plans to fit any lifestyle. Contact a sales counselor to learn more. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

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

Taxation est. · year 1

• Rental income: $27,488
• − Mortgage interest: −$16,910
• − Property taxes: −$4,528
• − Insurance: −$1,509
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$696
• − Depreciation: −$8,782
• Taxable loss: −$9,337
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $-1,775/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

-5.9% since first listed

8 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-28 Price Changed $301,889 NTREIS
• 2026-04-15 Price Changed $304,389 NTREIS
• 2026-03-23 Price Changed $319,389 NTREIS
• 2026-02-24 Price Changed $321,889 NTREIS
• 2026-02-18 Price Changed $320,889 NTREIS
• 2026-02-18 Price Changed $321,889 NTREIS
• 2026-01-09 Listed $320,889 NTREIS