1502 Avenue N N · Anson, TX 79501

$220,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 231 Days on market

Built 2021 9,801 sqft lot $169/sqft · 151% above area ↓ 27% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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 MLS

Welcome to 1502 Avenue N in Anson, Texas! Built in 2021, this 3 bedroom, 2 bathroom stucco home offers modern living, functional space, and small town charm just under 30 minutes from Abilene. Situated on a spacious corner lot, this property features a split bedroom floor plan, open concept living and dining area, and concrete floors throughout for easy maintenance and durability. The kitchen comes complete with appliances that will convey, creating a move in ready opportunity for the next owner. The primary suite offers privacy away from the secondary bedrooms, while the additional bedrooms provide flexibility for guests, office space, or hobbies. Outside, you’ll find a detached covered outdoor entertaining area, detached metal carport, storage shed, metal roof, and plenty of yard space with room to enjoy the outdoors. The large corner lot offers added parking flexibility and extra space compared to many homes in the area. Seller is offering a $5,000 buyer credit with an acceptable offer, which may be applied toward buyer closing costs or other allowable expenses with lender approval. Whether you are searching for a first home, investment property, or low maintenance newer construction in Anson, this property combines comfort, functionality, and convenience with easy access to Abilene and surrounding areas.

Key facts

• Tall beamed ceilings
• Open floor plan
• Natural light

Tags

• TALL BEAMED CEILINGS
• OPEN FLOOR PLAN
• NATURAL LIGHT
• FRESH WHITE CABINETRY
• AMPLE STORAGE
• CONCRETE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (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 $11k of equity ($2k loan paydown + $9k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $87,532
• List price: $220,000
• Delta: 151.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1331 Avenue N	0.10mi	2/1.0 (-1)	1,334 (+2%)	2mo	$120,000	$90	80
1921 Avenue O	0.26mi	3/2.0	1,384 (+6%)	1mo	$70,000	$51	77
1301 Avenue I	0.47mi	3/1.5	1,340 (+3%)	6mo	$65,000	$49	67
1507 Avenue M	0.10mi	2/1.0 (-1)	1,162 (-11%)	5mo	$105,000	$90	64
531 Avenue N N	0.41mi	3/2.0	1,492 (+14%)	1mo	$189,900	$127	56
532 Avenue J	0.73mi	3/2.0	1,327 (+2%)	11mo	$68,000	$51	54
801 Avenue J	0.62mi	2/1.0 (-1)	1,296 (-1%)	9mo	$69,900	$54	54
620 Avenue Ave N	0.59mi	3/2.0	1,148 (-12%)	2mo	$165,000	$144	51
1726 Avenue J	0.38mi	2/1.0 (-1)	1,142 (-12%)	3mo	$94,500	$83	50
2319 Ave L	0.56mi	3/1.0	1,130 (-13%)	14mo	$100,000	$88	36
1302 6th St	0.66mi	3/1.0	1,122 (-14%)	10mo	$77,000	$69	34
3319 US Highway 277 S	0.65mi	2/1.0 (-1)	1,500 (+15%)	10mo	$117,500	$78	28

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: 25.6%
• Equity multiple: 2.54×
• Total profit: $94,613
• Equity at exit: $113,236

10-year hold

• IRR: 25.3%
• Equity multiple: 4.97×
• Total profit: $244,608
• Equity at exit: $186,570

Cash invested: $61,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,051 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$308 /mo · $3,695/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $857

Break-even live

Break-even rent $1,966

Max offer price $220,000

Occupancy floor 67%

Sensitivity live

Price	-10% $982	-5% $919	+0% $857	+5% $795	+10% $733
Rent	-10% $616	-5% $737	+0% $857	+5% $978	+10% $1,098
Rate	-1.0pp $968	-0.5pp $913	base $857	+0.5pp $800	+1.0pp $742

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $220,000 Active 231 DOM
2. 2026-06-18
   days on market $220,000 Active 230 DOM
3. 2026-06-17
   days on market $220,000 Active 229 DOM
4. 2026-06-16
   days on market $220,000 Active 228 DOM
5. 2026-06-15
   days on market $220,000 Active 227 DOM
6. 2026-06-14
   days on market $220,000 Active 225 DOM
7. 2026-06-13
   days on market $220,000 Active 224 DOM
8. 2026-06-10
   days on market $220,000 Active 222 DOM
9. 2026-06-09
   days on market $220,000 Active 221 DOM
10. 2026-06-08
    days on market $220,000 Active 220 DOM
11. 2026-06-07
    days on market $220,000 Active 219 DOM
12. 2026-06-03
    days on market $220,000 Active 215 DOM
13. 2026-06-02
    days on market $220,000 Active 214 DOM
14. 2026-06-01
    days on market $220,000 Active 213 DOM
15. 2026-05-31
    days on market $220,000 Active 212 DOM
16. 2026-05-30
    days on market $220,000 Active 211 DOM
17. 2026-04-15
    price $220,000 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to 1502 Avenue N in Anson, Texas! Built in 2021, this 3 bedroom, 2 bathroom stucco home offers modern living, functional space, and small town charm just under 30 minutes from Abilene. Situated on a spacious corner lot, this property features a split bedroom floor plan, open concept living and dining area, and concrete floors throughout for easy maintenance and durability. The kitchen comes complete with appliances that will convey, creating a move in ready opportunity for the next owner. The primary suite offers privacy away from the secondary bedrooms, while the additional bedrooms provide flexibility for guests, office space, or hobbies. Outside, you’ll find a detached covered outdoor entertaining area, detached metal carport, storage shed, metal roof, and plenty of yard space with room to enjoy the outdoors. The large corner lot offers added parking flexibility and extra space compared to many homes in the area. Seller is offering a $5,000 buyer credit with an acceptable offer, which may be applied toward buyer closing costs or other allowable expenses with lender approval. Whether you are searching for a first home, investment property, or low maintenance newer construction in Anson, this property combines comfort, functionality, and convenience with easy access to Abilene and surrounding areas.

18. 2026-01-16
    price $229,999 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to 1502 Avenue N in Anson, Texas! Built in 2021, this 3 bedroom, 2 bathroom stucco home offers modern living, functional space, and small town charm just under 30 minutes from Abilene. Situated on a spacious corner lot, this property features a split bedroom floor plan, open concept living and dining area, and concrete floors throughout for easy maintenance and durability. The kitchen comes complete with appliances that will convey, creating a move in ready opportunity for the next owner. The primary suite offers privacy away from the secondary bedrooms, while the additional bedrooms provide flexibility for guests, office space, or hobbies. Outside, you’ll find a detached covered outdoor entertaining area, detached metal carport, storage shed, metal roof, and plenty of yard space with room to enjoy the outdoors. The large corner lot offers added parking flexibility and extra space compared to many homes in the area. Seller is offering a $5,000 buyer credit with an acceptable offer, which may be applied toward buyer closing costs or other allowable expenses with lender approval. Whether you are searching for a first home, investment property, or low maintenance newer construction in Anson, this property combines comfort, functionality, and convenience with easy access to Abilene and surrounding areas.

19. 2025-11-30
    price $235,000 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to 1502 Avenue N in Anson, Texas! Built in 2021, this 3 bedroom, 2 bathroom stucco home offers modern living, functional space, and small town charm just under 30 minutes from Abilene. Situated on a spacious corner lot, this property features a split bedroom floor plan, open concept living and dining area, and concrete floors throughout for easy maintenance and durability. The kitchen comes complete with appliances that will convey, creating a move in ready opportunity for the next owner. The primary suite offers privacy away from the secondary bedrooms, while the additional bedrooms provide flexibility for guests, office space, or hobbies. Outside, you’ll find a detached covered outdoor entertaining area, detached metal carport, storage shed, metal roof, and plenty of yard space with room to enjoy the outdoors. The large corner lot offers added parking flexibility and extra space compared to many homes in the area. Seller is offering a $5,000 buyer credit with an acceptable offer, which may be applied toward buyer closing costs or other allowable expenses with lender approval. Whether you are searching for a first home, investment property, or low maintenance newer construction in Anson, this property combines comfort, functionality, and convenience with easy access to Abilene and surrounding areas.

20. 2025-10-31
    listed $240,000 Active 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to 1502 Avenue N in Anson, Texas! Built in 2021, this 3 bedroom, 2 bathroom stucco home offers modern living, functional space, and small town charm just under 30 minutes from Abilene. Situated on a spacious corner lot, this property features a split bedroom floor plan, open concept living and dining area, and concrete floors throughout for easy maintenance and durability. The kitchen comes complete with appliances that will convey, creating a move in ready opportunity for the next owner. The primary suite offers privacy away from the secondary bedrooms, while the additional bedrooms provide flexibility for guests, office space, or hobbies. Outside, you’ll find a detached covered outdoor entertaining area, detached metal carport, storage shed, metal roof, and plenty of yard space with room to enjoy the outdoors. The large corner lot offers added parking flexibility and extra space compared to many homes in the area. Seller is offering a $5,000 buyer credit with an acceptable offer, which may be applied toward buyer closing costs or other allowable expenses with lender approval. Whether you are searching for a first home, investment property, or low maintenance newer construction in Anson, this property combines comfort, functionality, and convenience with easy access to Abilene and surrounding areas.

21. 2025-09-25
    listed $300,000 Active
22. 2019-11-20
    soldstatus
23. 2018-11-28
    soldstatus
24. 1995-12-21
    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: $3,695 · $308/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$331/yr (+$28/mo · 8.9%)

ⓘ 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: $36,614
• − Mortgage interest: −$12,323
• − Property taxes: −$3,695
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − Depreciation: −$6,400
• Taxable income: $7,237
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $8,548/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

-26.7% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $220,000 NTREIS
• 2026-01-16 Price Changed $229,999 NTREIS
• 2025-11-30 Price Changed $235,000 NTREIS
• 2025-10-31 Listed $240,000 NTREIS
• 2025-09-25 Listed $300,000 NTREIS
• 2019-11-20 Sold (Public Records) — Public Records
• 2018-11-28 Sold (Public Records) — Public Records
• 1995-12-21 Sold (Public Records) — Public Records

Property tax history

+58.7%/yr

Latest (2025): $3,695 · +20.7% YoY. Source: county tax records.