704 Acacia Dr · Anna, TX 75409

$285,000

4 bd · 2.0 ba · 2,376 sqft · SingleFamily public records · 68 Days on market

Built 2006 0.25 ac lot $120/sqft · 15% below area Est $337k · 15% under $19/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 +14.4/15.0
• Cash flow +7.5/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a short sale subject to 3rd party approval. **Backyard access is not permitted during showings. Dog on property.** Welcome to this home in the sought-after Willow Creek subdivision in Anna. Offering a perfect blend of comfort and functionality, this home features an open-concept layout designed for everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen, ideal for gathering. The primary suite provides a private retreat as the only bedroom on the first floor with a well-appointed ensuite bath and generous closet space, while the secondary bedrooms on the second level offer flexibility for guests, a home office, or growing households. Natural light fills the home, creating a warm and inviting atmosphere throughout. Step outside to a sizable backyard with plenty of room to relax, play, or create your own outdoor oasis. Located in the rapidly growing community of Anna, you’ll enjoy a small-town feel with convenient access to nearby shopping, dining, and major highways for an easy commute. Pre foreclosure, Foreclosure House, Bank Foreclosure, Short sale home Motivated Seller, Preforeclosure! If you’re looking for a great buy this is it!

Key facts

• Sizable backyard
• Spacious living area
• Private retreat

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• PRIVATE RETREAT
• WELL-APPOINTED ENSUITE BATH
• GENEROUS CLOSET SPACE
• SIZABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.2% below list).
• Recommended offer: $221k (22.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 68 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $221,248 (22.4% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

• ARV (median comp): $336,555
• List price: $285,000
• Delta: -15.32%
• 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
817 Sequoia Dr	0.16mi	4/2.5	2,426 (+2%)	6mo	$334,000	$138	82
412 Acklington Dr	0.26mi	4/3.0	2,460 (+4%)	2mo	$349,900	$142	76
1121 Annie Oakley Dr	0.41mi	3/2.5 (-1)	2,307 (-3%)	4mo	$309,000	$134	66
729 Lyndhurst Dr	0.56mi	4/3.0	2,349 (-1%)	3mo	$425,000	$181	65
817 Westfield Dr	0.41mi	4/2.0	2,172 (-9%)	2mo	$314,999	$145	65
1118 Annie Oakley Dr	0.41mi	4/2.0	2,098 (-12%)	2mo	$290,000	$138	60
1109 Chatsworth Dr	0.58mi	4/3.0	2,238 (-6%)	4mo	$399,000	$178	56
321 Bankhurst Dr	0.61mi	4/3.0	2,477 (+4%)	6mo	$390,000	$157	56
312 Salisbury Dr	0.37mi	4/2.0	2,045 (-14%)	6mo	$320,000	$156	54
1128 Honeywell Dr	0.45mi	4/2.5	2,642 (+11%)	7mo	$333,000	$126	52
801 Hazels Way	0.34mi	3/2.0 (-1)	2,055 (-14%)	7mo	$305,000	$148	51
1017 Sheldon Dr	0.51mi	4/3.5	2,650 (+12%)	0mo	$397,500	$150	51

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: -29.5%
• Equity multiple: 0.05×
• Total profit: $-75,959
• Equity at exit: $42,494

10-year hold

• IRR: -52.9%
• Equity multiple: -0.53×
• Total profit: $-121,949
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$615 /mo · $7,383/yr
• Insurance: −$119
• HOA: −$19
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-361

Break-even live

Break-even rent $2,845

Max offer price $221,248

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Mahogany Dr Anna, TX	3.0	2.0	1659	$1,750	$1.05	43d	1	0.08mi
716 Alder Dr Anna, TX	3.0	2.0	1896	$1,995	$1.05	43d	1	0.14mi
217 Bonsai Dr Anna, TX	4.0	3.5	2445	$2,250	$0.92	5d	1	0.22mi
729 Bamboo Dr Anna, TX	3.0	2.0	1659	$1,825	$1.10	43d	1	0.22mi
704 Westgate Ct Anna, TX	3.0	2.0	1580	$1,998	$1.26	18d	1	0.33mi
300 Kelvington Dr Anna, TX	4.0	2.0	2045	$2,195	$1.07	18d	1	0.34mi
401 Bamborough Dr Anna, TX	5.0	3.0	3029	$3,500	$1.16	24d	1	0.35mi
809 Bens Dr Anna, TX	4.0	2.5	1803	$1,925	$1.07	6d	1	0.42mi
826 Hazels Way Anna, TX	4.0	2.5	2084	$2,400	$1.15	43d	1	0.42mi
512 Eastbrook Dr Anna, TX	4.0	2.0	2056	$3,200	$1.56	24d	1	0.42mi
1117 Acacia Dr Anna, TX	4.0	2.5	2539	$2,450	$0.96	43d	1	0.43mi
521 Eastbrook Dr Anna, TX	3.0	2.0	1664	$1,950	$1.17	43d	1	0.45mi
833 Bens Dr Anna, TX	4.0	2.0	2701	$2,340	$0.87	43d	1	0.46mi
1132 Honeywell Dr Anna, TX	3.0	2.0	1576	$1,850	$1.17	3d	1	0.49mi
1140 Honeywell Dr Anna, TX	4.0	2.5	2736	$2,095	$0.77	43d	1	0.51mi
1100 Oliver Dr Anna, TX	4.0	2.5	1740	$2,075	$1.19	43d	1	0.51mi
213 Cedar Canyon Dr Anna, TX	4.0	2.5	2234	$2,295	$1.03	43d	1	0.52mi
112 Birdbrook Dr Anna, TX	3.0	2.0	1700	$1,850	$1.09	43d	1	0.52mi
1116 Oliver Dr Anna, TX	4.0	2.5	1609	$2,035	$1.26	43d	1	0.53mi
904 Isabel Dr Anna, TX	4.0	2.5	2046	$2,475	$1.21	43d	1	0.54mi
921 Isabel Dr Anna, TX	3.0	2.5	1869	$2,370	$1.27	43d	1	0.55mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	43d	1	0.56mi
1215 Crescent View Dr Anna, TX	4.0	2.5	2355	$2,299	$0.98	22d	1	0.56mi
1017 Chatsworth Dr Anna, TX	4.0	2.5	2650	$2,550	$0.96	43d	1	0.57mi
1113 Sheldon Dr Anna, TX	4.0	3.0	2095	$2,380	$1.14	24d	1	0.57mi
1302 Deerfield Dr Anna, TX	4.0	2.0	1835	$2,200	$1.20	18d	1	0.58mi
1313 Forest Haven Dr Anna, TX	4.0	2.5	2154	$2,750	$1.28	5d	1	0.60mi
1008 Faringdon Dr Anna, TX	4.0	2.0	2154	$2,599	$1.21	2d	1	0.61mi
817 Edinburgh Dr Anna, TX	4.0	2.0	2338	$2,400	$1.03	43d	1	0.65mi
305 Tartane Dr Anna, TX	3.0	2.0	1774	$2,150	$1.21	7d	1	0.66mi
1313 Cristiano Ln Anna, TX	5.0	3.5	2703	$2,599	$0.96	43d	1	0.67mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	43d	1	0.70mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	24d	1	0.70mi
512 Tartane Dr Anna, TX	3.0	2.0	1974	$2,190	$1.11	43d	1	0.72mi
1009 Tree Shadow Ln Anna, TX	4.0	3.0	3266	$2,750	$0.84	24d	1	0.74mi
220 Santa Lucia Dr Anna, TX	5.0	4.0	2674	$2,649	$0.99	43d	1	0.76mi
501 Amenduni Ln Anna, TX	4.0	2.0	1981	$2,250	$1.14	43d	1	0.76mi
405 Laurenbrooke Dr Anna, TX	4.0	2.0	1726	$2,300	$1.33	43d	1	0.77mi
509 Amenduni Ln Anna, TX	3.0	2.0	1800	$2,295	$1.27	24d	1	0.78mi
517 Amenduni Ln Anna, TX	4.0	2.0	1983	$2,345	$1.18	24d	1	0.79mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 19 events

1. 2026-06-18
   days on market $285,000 Active 68 DOM
2. 2026-06-17
   days on market $285,000 Active 67 DOM
3. 2026-06-16
   days on market $285,000 Active 66 DOM
4. 2026-06-15
   days on market $285,000 Active 65 DOM
5. 2026-06-13
   days on market $285,000 Active 63 DOM
6. 2026-06-13
   pricedays on market $285,000 Active 62 DOM
7. 2026-06-09
   days on market $294,750 Active 59 DOM
8. 2026-06-08
   days on market $294,750 Active 58 DOM
9. 2026-06-07
   days on market $294,750 Active 57 DOM
10. 2026-06-04
    days on market $294,750 Active 54 DOM
11. 2026-06-03
    days on market $294,750 Active 53 DOM
12. 2026-06-02
    days on market $294,750 Active 52 DOM
13. 2026-06-01
    days on market $294,750 Active 51 DOM
14. 2026-05-31
    days on market $294,750 Active 50 DOM
15. 2026-04-11
    listed $294,750 Active 1229-char remark

    Show marketing remark (1229 chars)

    This is a short sale subject to 3rd party approval. **Backyard access is not permitted during showings. Dog on property.** Welcome to this home in the sought-after Willow Creek subdivision in Anna. Offering a perfect blend of comfort and functionality, this home features an open-concept layout designed for everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen, ideal for gathering. The primary suite provides a private retreat as the only bedroom on the first floor with a well-appointed ensuite bath and generous closet space, while the secondary bedrooms on the second level offer flexibility for guests, a home office, or growing households. Natural light fills the home, creating a warm and inviting atmosphere throughout. Step outside to a sizable backyard with plenty of room to relax, play, or create your own outdoor oasis. Located in the rapidly growing community of Anna, you’ll enjoy a small-town feel with convenient access to nearby shopping, dining, and major highways for an easy commute. Pre foreclosure, Foreclosure House, Bank Foreclosure, Short sale home Motivated Seller, Preforeclosure! If you’re looking for a great buy this is it!

16. 2017-11-06
    soldstatus
17. 2017-09-20
    historical
18. 2017-06-27
    listed $210,000
19. 2006-08-30
    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: $7,383 · $615/mo
• Projected year-2 tax: $7,383 · $615/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 6/10 Major 27% 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: $28,659
• − Mortgage interest: −$15,964
• − Property taxes: −$7,383
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − HOA: −$228
• − Depreciation: −$8,291
• Taxable loss: −$9,218
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-2,118/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

+40.4% since first listed

5 events — show timeline

• 2026-04-11 Listed $294,750 NTREIS
• 2017-11-06 Sold (Public Records) — Public Records
• 2017-09-20 Listing Removed — NTREIS
• 2017-06-27 Listed $210,000 NTREIS
• 2006-08-30 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $7,383 · +3.9% YoY. Source: county tax records.