319 Anita Ln · Waxahachie, TX 75165

$300,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 22 Days on market

Built 1996 0.58 ac lot $193/sqft · 13% below area Est $343k · 13% under

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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 +13.2/15.0
• Cash flow +9.4/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS RECEIVED. Highest and Best Due Monday MAY 4TH 3:30PM. Located at 319 Anita Lane in Waxahachie, TX, this beautifully maintained 3-bedroom, 2-bath home with a 2-car garage offers the perfect blend of space, freedom, and value on over half an acre in Ellis County—just outside city limits for lower property taxes and no HOA restrictions. Situated in the county, this Waxahachie property provides the flexibility buyers are looking for, with plenty of room to build a shop, park RVs, trailers, boats, or work vehicles, and truly enjoy your property without unnecessary limitations. Inside, the open-concept floorplan is designed for both everyday living and entertaining, featurin

Key facts

• 0.58 acre lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Other: No municipal utility district; Survey available; Aerial photo available; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (approximately 20' x 19') with garage door opener; 2 covered parking spaces; Additional parking and driveway; RV access/parking
• Security: Smoke detectors
• Utilities: Co-op water; Septic; Overhead utilities; Solar electric system (owned)
• Home design: Single-family residence; One story; No attached property (detached lot); No accessibility features
• Construction: Built in 1996 (preowned); Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Deck; RV/boat parking; Wood fencing; Few trees; Interior lot; Landscaped; Easement for utilities

Interior

• Kitchen: Dishwasher; Disposal; Breakfast bar
• Bedrooms: 3 bedrooms; Primary bedroom on main level with jetted tub, separate shower, and walk-in closet; Secondary bedroom on main level with walk-in closet
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Vaulted ceilings; Window coverings; One living area; One dining area; 4 total rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.4% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in Waxahachie — 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 78/100 on livability (#71 in TX, #2,592 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: commute F.
• Waxahachie ISD (suburban): math 45% / reading 44% proficiency, ranked #253 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shackelford El (math 56% / reading 52%, grade C, #664 of 4,322 statewide, top 16%, 476 students, 42% FRL); Howard J H (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 758 students, 49% FRL); Waxahachie H S (math 38% / reading 46%, grade F, #730 of 1,632 statewide, top 47%, 2,963 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 865 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,863 (21.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $343,409
• List price: $300,000
• Delta: -12.64%
• 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
319 Anita Ln	0.00mi	3/2.0	1,558 (0%)	1mo	$300,000	$193	100
320 Janis Ln	0.07mi	4/2.0 (+1)	1,466 (-6%)	14mo	$349,500	$238	71
110 Commonwealth Cir	0.41mi	3/2.0	1,526 (-2%)	10mo	$295,000	$193	69
207 Commonwealth Cir	0.42mi	3/2.0	1,466 (-6%)	4mo	$299,000	$204	68
3055 Carlton Pkwy	0.31mi	3/2.0	1,710 (+10%)	6mo	$322,500	$189	64
203 Commonwealth Cir	0.44mi	3/2.0	1,421 (-9%)	1mo	$305,000	$215	64
205 Commonwealth Cir	0.43mi	3/2.0	1,391 (-11%)	3mo	$299,900	$216	59
1104 Panorama Loop	0.39mi	4/2.0 (+1)	1,440 (-8%)	7mo	$325,000	$226	58
111 Jennings Dr	0.69mi	4/2.0 (+1)	1,577 (+1%)	4mo	$284,000	$180	58
220 Chesterfield Cir	0.51mi	4/2.0 (+1)	1,682 (+8%)	2mo	$335,000	$199	57
1209 Southview Dr	0.68mi	3/2.0	1,395 (-10%)	1mo	$375,000	$269	50
117 Breanna Way	0.75mi	3/2.0	1,336 (-14%)	6mo	$269,872	$202	36

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-61,184
• Equity at exit: $44,731

10-year hold

• IRR: -13.4%
• Equity multiple: 0.21×
• Total profit: $-66,645
• Equity at exit: $25,939

Cash invested: $84,000 (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 75165

• Home prices YoY: -24.5%
• Rents YoY: 3.4%
• Active inventory: 865
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-213

Break-even live

Break-even rent $2,628

Max offer price $262,386

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-128	+0% $-213	+5% $-298	+10% $-383
Rent	-10% $-399	-5% $-306	+0% $-213	+5% $-120	+10% $-27
Rate	-1.0pp $-62	-0.5pp $-137	base $-213	+0.5pp $-291	+1.0pp $-370

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Cambridge St Waxahachie, TX	3.0	2.0	1770	$2,400	$1.36	13d	1	0.35mi
301 Panorama Loop Waxahachie, TX	4.0	3.0	1952	$2,400	$1.23	45d	1	0.39mi
215 Nottingham Dr Unit 1019588P Waxahachie, TX	4.0	2.0	2055	$12,090	$5.88	24d	1	0.45mi
215 Nottingham Dr Waxahachie, TX	4.0	2.0	2065	$9,750	$4.72	24d	1	0.45mi
3016 Coventry Ln Waxahachie, TX	3.0	2.0	2005	$3,000	$1.50	6d	1	0.47mi
2909 Ali Dr Waxahachie, TX	3.0	2.5	1214	$2,195	$1.81	45d	1	1.15mi
2120 Dena Dr Waxahachie, TX	3.0	2.5	1209	$2,195	$1.82	45d	1	1.22mi
2092 Layla Dr Waxahachie, TX	3.0	2.5	1209	$2,195	$1.82	9d	1	1.24mi
2121 Luna Dr Waxahachie, TX	3.0	2.5	1780	$2,195	$1.23	26d	1	1.25mi
2108 Layla Dr Waxahachie, TX	3.0	2.5	1282	$2,195	$1.71	45d	1	1.26mi
2112 Layla Dr Waxahachie, TX	3.0	2.5	1214	$2,195	$1.81	9d	1	1.26mi
2116 Layla Dr Waxahachie, TX	3.0	2.5	1209	$2,195	$1.82	9d	1	1.27mi
2128 Layla Dr Waxahachie, TX	3.0	2.5	1214	$2,195	$1.81	45d	1	1.28mi
2121 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	45d	1	1.28mi
2132 Layla Dr Waxahachie, TX	3.0	2.5	1209	$2,195	$1.82	45d	1	1.28mi
2883 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	9d	1	1.29mi
2875 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	9d	1	1.29mi
2133 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	45d	1	1.30mi
2871 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	3d	1	1.30mi
2871 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	45d	1	1.30mi
2133 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	17d	1	1.30mi
2867 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	5d	1	1.30mi
2867 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	45d	1	1.30mi
2863 Amelia Ln Waxahachie, TX	3.0	2.5	1647	$2,400	$1.46	45d	1	1.31mi
2859 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,400	$1.55	45d	1	1.31mi

Listing history 7 events

1. 2026-05-04
   historical Active Option Contract 1716-char remark
2. 2026-04-30
   listed $300,000 Active 1716-char remark
3. 2003-10-07
   soldstatus
4. 2003-09-03
   historical
5. 2003-04-02
   listed $119,000
6. 1993-09-02
   soldstatus
7. 1991-12-02
   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: $4,536 · $378/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$954/yr (+$79/mo · 21.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,304
• − Mortgage interest: −$16,805
• − Property taxes: −$4,536
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$8,727
• Taxable loss: −$7,793
• Est. tax savings @ 24.0%: +$1,870
• After-tax cash flow: $-685/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: Waxahachie ISD
• NCES district ID: 4844730
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $59,434
• Composite: 39.14/100
• National rank: #4034
• State rank: #253 of 826 in TX

Livability — Waxahachie

• Score: 78/100
• State rank: #71
• US rank: #2592

Category grades

Amenities C Commute F Cost of living A+ Crime B Employment A- Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ellis County · 199,237 people
• City population: 67,417
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,513
• Household income: $86,391
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1365.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 26% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.58%
• Current HPI: 255.0247
• Rent YoY: ▲ 3.40%
• 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

+152.1% since first listed

9 events — show timeline

• 2026-06-03 Sold (MLS) — NTREIS
• 2026-05-22 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-30 Listed $300,000 NTREIS
• 2003-10-07 Sold (Public Records) — Public Records
• 2003-09-03 Listing Removed — NTREIS
• 2003-04-02 Listed $119,000 NTREIS
• 1993-09-02 Sold (Public Records) — Public Records
• 1991-12-02 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,536 · +4.0% YoY. Source: county tax records.