330 Avenue M · Anson, TX 79501

$45,600

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 21 Days on market

Built 1952 8,407 sqft lot $41/sqft · 57% below area ↓ 40% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 2-bath fixer-upper may be the best-priced home in the area. Ideal for the handyman or savvy buyer who can do the repairs needed to bring this open floorplan one-story home back to life. The area is on the upswing, and rehabs are becoming more popular as buyers need affordable housing.

Key facts

• 8,407 sq ft lot
• Built 1952
• Listed 21 days

Property features AI

Finance

• Other: Restrictions: Deed
• Financial info: Listing is HUD owned; Acceptable financing: Cash, Conventional, FHA-203K
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Security: Other security features
• Utilities: All-weather road listed under utilities; Not in a municipal utility district
• Home design: Single-family residence (attached); One story
• Construction: Built in 1952; Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Utilities easement; All-weather road access; Lot under 0.5 acre (approximately 0.193 acre); Subdivision: Westover Terrace Anson

Interior

• Kitchen: Kitchen approx. 10 x 7
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 12 x 10; Bedroom approx. 13 x 11; Bedroom approx. 11 x 10
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms; Primary bathroom approx. 9 x 7
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 6 total rooms; 1 living area; No listed appliances; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $46k).
• Recommended offer: $45k (1.5% 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-, 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).
• 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 $2k of equity ($315 loan paydown + $2k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $11k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,916 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.98% ✓
• Cap rate: 64.21%
• Cash-on-cash: 206.84%
• DSCR: 10.20
• GRM: 1.2

CMA / ARV

• ARV (median comp): $105,558
• List price: $45,600
• Delta: -56.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Avenue Ave N	0.22mi	3/2.0	1,148 (+4%)	2mo	$165,000	$144	82
1302 6th St	0.15mi	3/1.0	1,122 (+2%)	10mo	$77,000	$69	78
1304 Westover Dr	0.07mi	3/1.0	1,213 (+10%)	1mo	$114,900	$95	75
507 Ave K	0.19mi	2/2.0 (-1)	1,097 (-1%)	15mo	$80,000	$73	73
400 Avenue K	0.13mi	3/1.0	991 (-10%)	0mo	$179,000	$181	72
415 Avenue K	0.18mi	3/2.0	1,205 (+9%)	16mo	$159,900	$133	63
231 Avenue L	0.11mi	2/1.0 (-1)	981 (-11%)	7mo	$84,990	$87	62
407 Commercial Ave	0.24mi	2/1.0 (-1)	1,225 (+11%)	2mo	$47,500	$39	60
731 Avenue J	0.41mi	2/1.0 (-1)	1,180 (+7%)	23mo	$72,500	$61	41

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: —
• Equity multiple: 12.63×
• Total profit: $148,498
• Equity at exit: $23,471

10-year hold

• IRR: —
• Equity multiple: 26.77×
• Total profit: $328,991
• Equity at exit: $38,671

Cash invested: $12,768 (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: 1.2×

Monthly cashflow live

• Estimated rent: $3,185 medium
• Mortgage (P&I): −$239
• Tax est. 1.5%: −$57 /mo · $684/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $2,201

Break-even live

Break-even rent $399

Max offer price $45,600

Occupancy floor 26%

Sensitivity live

Price	-10% $2,232	-5% $2,217	+0% $2,201	+5% $2,185	+10% $2,169
Rent	-10% $1,949	-5% $2,075	+0% $2,201	+5% $2,327	+10% $2,452
Rate	-1.0pp $2,224	-0.5pp $2,212	base $2,201	+0.5pp $2,189	+1.0pp $2,177

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: $11,400
• Closing costs: $1,368
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-30
   listed $57,000 Active 302-char remark
2. 2025-11-19
   status Pending
3. 2025-10-16
   listed $57,000 Active
4. 2024-09-12
   historical
5. 2024-09-10
   listed $38,000 Active
6. 2024-09-09
   historical
7. 2024-08-21
   status Active
8. 2024-07-08
   status Pending
9. 2024-07-02
   historical Active Option Contract
10. 2024-05-17
    price $38,000
11. 2024-04-23
    price $55,000
12. 2024-04-17
    listed $76,000 Active
13. 2008-01-15
    soldstatus
14. 2006-01-06
    soldstatus
15. 1998-04-08
    soldstatus
16. 1984-04-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥106°F today · 19 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: $38,216
• − Mortgage interest: −$2,554
• − Property taxes: −$684
• − Insurance: −$228
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$1,327
• Taxable income: $27,309
• Est. tax owed @ 24.0%: −$6,554
• After-tax cash flow: $19,855/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

-40.0% since first listed

18 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-19 Price Changed $45,600 NTREIS
• 2026-04-30 Listed $57,000 NTREIS
• 2025-11-19 Pending — NTREIS
• 2025-10-16 Listed $57,000 NTREIS
• 2024-09-12 Listing Removed — NTREIS
• 2024-09-10 Listed $38,000 NTREIS
• 2024-09-09 Listing Removed — NTREIS
• 2024-08-21 Relisted — NTREIS
• 2024-07-08 Pending — NTREIS
• 2024-07-02 Contingent — NTREIS
• 2024-05-17 Price Changed $38,000 NTREIS
• 2024-04-23 Price Changed $55,000 NTREIS
• 2024-04-17 Listed $76,000 NTREIS
• 2008-01-15 Sold (Public Records) — Public Records
• 2006-01-06 Sold (Public Records) — Public Records
• 1998-04-08 Sold (Public Records) — Public Records
• 1984-04-19 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,649 · +39.6% YoY. Source: county tax records.