944 Commercial Ave · Anson, TX 79501

$199,000

1 bd · 1.0 ba · 1,579 sqft · SingleFamily public records · 83 Days on market

Built 2015 0.38 ac lot $126/sqft · 45% above area ↓ 10% since listing

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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 +7.8/10.0
• 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

Multi-use property in the heart of Jones County is move in ready. Don't miss this opportunity at a property that can be commercial, residential, or recreational; it's that nice! The original structure is pre-1922, but everything was updated and added on to in 2015. The possibilities are endless. With 910 sf, the space has a full kitchen with all the appliances, full bath, living room, and a large bedroom space with walk-in closet. The kitchen is nice! Granite countertops, stained and etched floors, stackable washer and dryer, and much more. The bathroom is off the kitchen and features a walk-in shower with bench seating, wainscoting, and pedestal sink. Other improvements include an attached insulated 28 x 40 workshop with wood burning stove, a 45 x 30 RV cover with full utility hook up, 12 x 12 she shed, 24 x 24 carport, tool shed and outhouse. Did we mention the prayer garden? This place is move-in ready for just about any use. It's worth your look, come see for yourself!

Key facts

• Full kitchen
• Walk-in closet
• Multi-use property

Tags

• MULTI-USE PROPERTY
• FULL KITCHEN
• WALK-IN CLOSET
• WALK-IN SHOWER
• ATTACHED INSULATED WORKSHOP
• RV COVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% 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 $10k of equity ($1k loan paydown + $8k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 83 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.28% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $79,132
• List price: $199,000
• Delta: 151.48%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Avenue K	0.50mi	2/1.0 (+1)	1,553 (-2%)	5mo	$74,900	$48	65
1226 15th St	0.37mi	2/2.0 (+1)	1,770 (+12%)	19mo	$130,000	$73	38

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: 26.3%
• Equity multiple: 2.58×
• Total profit: $87,879
• Equity at exit: $102,427

10-year hold

• IRR: 26.0%
• Equity multiple: 5.05×
• Total profit: $225,854
• Equity at exit: $168,761

Cash invested: $55,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,545 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $813

Break-even live

Break-even rent $1,516

Max offer price $199,000

Occupancy floor 63%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $199,000 Pending 83 DOM
2. 2026-06-08
   days on market $199,000 Active Option Contract 83 DOM
3. 2026-06-07
   days on market $199,000 Active Option Contract 82 DOM
4. 2026-06-03
   days on market $199,000 Active Option Contract 78 DOM
5. 2026-06-02
   days on market $199,000 Active Option Contract 77 DOM
6. 2026-06-01
   days on market $199,000 Active Option Contract 76 DOM
7. 2026-05-31
   days on market $199,000 Active Option Contract 75 DOM
8. 2026-05-30
   days on market $199,000 Active Option Contract 74 DOM
9. 2026-05-13
   price $199,000 999-char remark

   Show marketing remark (999 chars)

   Multi-use property in the heart of Jones County is move in ready. Don't miss this opportunity at a property that can be commercial, residential, or recreational; it's that nice! The original structure is pre-1922, but everything was updated and added on to in 2015. The possibilities are endless. With 910 sf, the space has a full kitchen with all the appliances, full bath, living room, and a large bedroom space with walk-in closet. The kitchen is nice! Granite countertops, stained and etched floors, stackable washer and dryer, and much more. The bathroom is off the kitchen and features a walk-in shower with bench seating, wainscoting, and pedestal sink. Other improvements include an attached insulated 28 x 40 workshop with wood burning stove, a 45 x 30 RV cover with full utility hook up, 12 x 12 she shed, 24 x 24 carport, tool shed and outhouse. Did we mention the prayer garden? This place is move-in ready for just about any use. It's worth your look, come see for yourself!

10. 2026-03-30
    price $210,000 999-char remark

    Show marketing remark (999 chars)

    Multi-use property in the heart of Jones County is move in ready. Don't miss this opportunity at a property that can be commercial, residential, or recreational; it's that nice! The original structure is pre-1922, but everything was updated and added on to in 2015. The possibilities are endless. With 910 sf, the space has a full kitchen with all the appliances, full bath, living room, and a large bedroom space with walk-in closet. The kitchen is nice! Granite countertops, stained and etched floors, stackable washer and dryer, and much more. The bathroom is off the kitchen and features a walk-in shower with bench seating, wainscoting, and pedestal sink. Other improvements include an attached insulated 28 x 40 workshop with wood burning stove, a 45 x 30 RV cover with full utility hook up, 12 x 12 she shed, 24 x 24 carport, tool shed and outhouse. Did we mention the prayer garden? This place is move-in ready for just about any use. It's worth your look, come see for yourself!

11. 2026-03-17
    listed $220,000 Active 999-char remark

    Show marketing remark (999 chars)

    Multi-use property in the heart of Jones County is move in ready. Don't miss this opportunity at a property that can be commercial, residential, or recreational; it's that nice! The original structure is pre-1922, but everything was updated and added on to in 2015. The possibilities are endless. With 910 sf, the space has a full kitchen with all the appliances, full bath, living room, and a large bedroom space with walk-in closet. The kitchen is nice! Granite countertops, stained and etched floors, stackable washer and dryer, and much more. The bathroom is off the kitchen and features a walk-in shower with bench seating, wainscoting, and pedestal sink. Other improvements include an attached insulated 28 x 40 workshop with wood burning stove, a 45 x 30 RV cover with full utility hook up, 12 x 12 she shed, 24 x 24 carport, tool shed and outhouse. Did we mention the prayer garden? This place is move-in ready for just about any use. It's worth your look, come see for yourself!

12. 2015-01-28
    soldstatus
13. 2003-03-05
    soldstatus
14. 2002-08-06
    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: $851 · $71/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$2,791/yr (+$233/mo · 327.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,544
• − Mortgage interest: −$11,147
• − Property taxes: −$851
• − Insurance: −$995
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − Depreciation: −$5,789
• Taxable income: $6,875
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $8,111/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

-9.5% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $199,000 NTREIS
• 2026-03-30 Price Changed $210,000 NTREIS
• 2026-03-17 Listed $220,000 NTREIS
• 2015-01-28 Sold (Public Records) — Public Records
• 2003-03-05 Sold (Public Records) — Public Records
• 2002-08-06 Sold (Public Records) — Public Records