1814 Commercial Ave · Anson, TX 79501

$90,000

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 111 Days on market

Built 1957 0.32 ac lot Est $103k · 12% 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 +13.1/15.0
• 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 MLS

3 BED 2 BATH, THREE LARGE SHOPS, LOTS OF COVERED PARKING! PRICED TO SELL QUICKLY!!! GREAT HOUSE IN A GREAT TOWN!! CALL FOR DETAILS!!!!!!

Key facts

• Oversized garage
• 0.32 acre lot
• 3 garage spots

Tags

• COVERED PARKING FOR 5 VEHICLES
• NEW ROOF BEING INSTALLED
• OVERSIZED GARAGE
• EXTRA GARAGE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.2% vs local median 12.2% in Anson — 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 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); Anson Middle (math 37% / reading 37%, grade F, #756 of 1,662 statewide, top 47%, 167 students, 65% FRL); Anson H S (math 47% / reading 44%, grade D-, #630 of 1,632 statewide, top 39%, 217 students, 51% FRL).
• Market conditions: 73 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 $4k of equity ($622 loan paydown + $4k 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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.
8. 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.
9. 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: 3.54% ✓
• Cap rate: 30.17%
• Cash-on-cash: 85.29%
• DSCR: 4.79
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $102,784
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Avenue J	0.09mi	2/1.0 (-1)	1,142 (-2%)	3mo	$94,500	$83	80
1507 Avenue M	0.25mi	2/1.0 (-1)	1,162 (-0%)	5mo	$105,000	$90	74
2025 Avenue Ave N	0.27mi	3/1.0	1,060 (-9%)	4mo	$105,000	$99	64
2319 Ave L	0.36mi	3/1.0	1,130 (-3%)	14mo	$100,000	$88	62
1301 Avenue I	0.37mi	3/1.5	1,340 (+15%)	6mo	$65,000	$49	52
1331 Avenue N	0.37mi	2/1.0 (-1)	1,334 (+14%)	2mo	$120,000	$90	48
731 Avenue J	0.71mi	2/1.0 (-1)	1,180 (+1%)	23mo	$72,500	$61	37
801 Avenue J	0.68mi	2/1.0 (-1)	1,296 (+11%)	9mo	$69,900	$54	33

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: 90.5%
• Equity multiple: 6.18×
• Total profit: $130,529
• Equity at exit: $46,324

10-year hold

• IRR: 89.3%
• Equity multiple: 12.84×
• Total profit: $298,492
• Equity at exit: $76,324

Cash invested: $25,200 (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: 73
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $3,182 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $1,791

Break-even live

Break-even rent $915

Max offer price $90,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,842	-5% $1,817	+0% $1,791	+5% $1,766	+10% $1,740
Rent	-10% $1,540	-5% $1,665	+0% $1,791	+5% $1,917	+10% $2,042
Rate	-1.0pp $1,836	-0.5pp $1,814	base $1,791	+0.5pp $1,768	+1.0pp $1,744

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2024-09-03
   status Pending
2. 2024-08-24
   price $90,000
3. 2024-06-21
   price $105,000
4. 2024-05-15
   listed $120,000 Active
5. 2020-10-02
   soldstatus
6. 2020-09-25
   soldstatus 137-char remark

   Show marketing remark (137 chars)

   3 BED 2 BATH, THREE LARGE SHOPS, LOTS OF COVERED PARKING! PRICED TO SELL QUICKLY!!! GREAT HOUSE IN A GREAT TOWN!! CALL FOR DETAILS!!!!!!

7. 2020-08-04
   listed $55,000 137-char remark

   Show marketing remark (137 chars)

   3 BED 2 BATH, THREE LARGE SHOPS, LOTS OF COVERED PARKING! PRICED TO SELL QUICKLY!!! GREAT HOUSE IN A GREAT TOWN!! CALL FOR DETAILS!!!!!!

8. 2013-04-30
   soldstatus
9. 2013-04-19
   soldstatus 138-char remark

   Show marketing remark (138 chars)

   nice little home that has had some updaing, newer capert and master bath. It is handicap ready. Great shop please take a look at this one.

10. 2013-04-05
    historical 138-char remark

    Show marketing remark (138 chars)

    nice little home that has had some updaing, newer capert and master bath. It is handicap ready. Great shop please take a look at this one.

11. 2013-03-26
    listed $40,000 138-char remark

    Show marketing remark (138 chars)

    nice little home that has had some updaing, newer capert and master bath. It is handicap ready. Great shop please take a look at this one.

12. 2013-03-19
    historical
13. 2012-09-19
    listed $40,000

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $38,183
• − Mortgage interest: −$5,041
• − Property taxes: −$2,558
• − Insurance: −$450
• − Repairs & maintenance: −$3,055
• − Management: −$3,055
• − Depreciation: −$2,618
• Taxable income: $21,406
• Est. tax owed @ 24.0%: −$5,137
• After-tax cash flow: $16,355/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

+125.0% since first listed

13 events — show timeline

• 2024-09-03 Pending — NTREIS
• 2024-08-24 Price Changed $90,000 NTREIS
• 2024-06-21 Price Changed $105,000 NTREIS
• 2024-05-15 Listed $120,000 NTREIS
• 2020-10-02 Sold (Public Records) — Public Records
• 2020-09-25 Sold (MLS) — ODMLS
• 2020-08-04 Listed $55,000 ODMLS
• 2013-04-30 Sold (Public Records) — Public Records
• 2013-04-19 Sold (MLS) — NTREIS
• 2013-04-05 Listing Removed — NTREIS
• 2013-03-26 Listed $40,000 NTREIS
• 2013-03-19 Listing Removed — NTREIS
• 2012-09-19 Listed $40,000 NTREIS

Property tax history

+5.8%/yr

Latest (2025): $2,558 · +20.7% YoY. Source: county tax records.