2104 Rowan Dr · Anna, TX 75058

$449,990

5 bd · 4.0 ba · 3,598 sqft · SingleFamily · 26 Days on market

Built 2026 7,200 sqft lot Est $457k · at est. $61/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +6.0/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.4/10.0

Listing remarks

MLS# 21281781 - Built by Trophy Signature Homes - Ready Now! ~ Delivering form, function, beauty and comfort, the Wimbledon is a grand slam for buyers who demand more from their homes. Five bedrooms mean everyone gets their own room. Four baths mean no early morning squabbles about whose turn it is to brush their teeth. Your guests will be impressed by the spectacular, high-ceilinged family room and gourmet kitchen. Entertain at the center island so everyone can mingle. Send guests upstairs to enjoy the game room or enjoy movies in the media room while others converse. A home office, gracious primary suite, covered patio and plenty of storage space add to the appeal.

Key facts

• Gourmet kitchen
• Game room
• Center island

Tags

• HIGH CEILINGED FAMILY ROOM
• GOURMET KITCHEN
• CENTER ISLAND
• GAME ROOM
• MEDIA ROOM
• HOME OFFICE

Property features AI

Finance

• Other: Address: 2104 Rowan Dr, Gunter TX 75058; List price available (listing active)
• HOA & community: Monthly association fee of 62

Exterior

• Parking: 3 parking spaces
• Utilities: Has heating; Has cooling
• Home design: Single-family property (spec inventory)
• Exterior features: Living area approximately 3598

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Heating present (type listed as Other); Central air conditioning
• Interior features: Spec home (Wimbledon plan); Active listing

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-851 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (34.7% below list).
• Recommended offer: $294k (34.7% below list) — sets the bar for 1% rule.

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: 202 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,662 (34.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.10%
• DSCR: 0.64
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $456,946
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Foggy Woods Ln	0.22mi	4/2.5 (-1)	3,059 (-15%)	4mo	$387,490	$127	50
2016 Foggy Woods Ln	0.22mi	4/2.5 (-1)	3,059 (-15%)	4mo	$382,990	$125	50
2017 Ozark Hills Ln	0.67mi	4/2.5 (-1)	3,059 (-15%)	3mo	$447,990	$146	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $190,967
• Equity at exit: $405,387

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $605,145
• Equity at exit: $874,232

Cash invested: $125,997 (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 75058

• Home prices YoY: 6.4%
• Active inventory: 202
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$187
• HOA: −$61
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-851

Break-even live

Break-even rent $4,014

Max offer price $326,871

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-695	+0% $-851	+5% $-1,006	+10% $-1,162
Rent	-10% $-1,083	-5% $-967	+0% $-851	+5% $-735	+10% $-619
Rate	-1.0pp $-624	-0.5pp $-736	base $-851	+0.5pp $-967	+1.0pp $-1,086

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: $112,498
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Dakota Dr Anna, TX	5.0	2.5	2703	$3,195	$1.18	0d	1	0.81mi
804 Jackel Dr Anna, TX	5.0	2.5	2703	$2,499	$0.92	23d	1	0.90mi
809 Calhoun Dr Anna, TX	5.0	2.5	2700	$2,650	$0.98	45d	1	0.91mi
821 Boyer Ct Anna, TX	5.0	2.5	2700	$2,500	$0.93	45d	1	0.94mi
905 Tartane Dr Anna, TX	4.0	4.5	3804	$3,495	$0.92	18d	1	1.21mi
1200 Renato Dr Anna, TX	4.0	3.5	3022	$3,995	$1.32	7d	1	1.23mi
2105 Yarbrough Dr Anna, TX	4.0	2.5	2577	$2,495	$0.97	8d	1	1.24mi
736 Portina Dr Anna, TX	4.0	3.5	2819	$2,695	$0.96	26d	1	1.27mi
149 Ryan St Anna, TX	5.0	2.5	2703	$2,450	$0.91	45d	1	1.38mi
1912 Liam Dr Anna, TX	4.0	2.5	2586	$2,595	$1.00	6d	1	1.41mi
309 Aceves Ct Anna, TX	5.0	3.0	2703	$2,245	$0.83	45d	1	1.42mi
1009 Tree Shadow Ln Anna, TX	4.0	3.0	3266	$2,750	$0.84	26d	1	1.44mi
312 Santa Lucia Dr Anna, TX	5.0	4.5	3719	$3,400	$0.91	25d	1	1.47mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,350	$0.90	14d	1	1.47mi
312 Santa Lucia Dr Anna, TX	4.0	4.5	3719	$3,400	$0.91	26d	1	1.47mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 15 events

1. 2026-06-21
   days on market $449,990 Active 26 DOM
2. 2026-06-18
   days on market $449,990 Active 23 DOM
3. 2026-06-17
   days on market $449,990 Active 22 DOM
4. 2026-06-16
   days on market $449,990 Active 21 DOM
5. 2026-06-15
   days on market $449,990 Active 20 DOM
6. 2026-06-13
   days on market $449,990 Active 18 DOM
7. 2026-06-13
   days on market $449,990 Active 17 DOM
8. 2026-06-09
   days on market $449,990 Active 14 DOM
9. 2026-06-08
   days on market $449,990 Active 13 DOM
10. 2026-06-07
    pricedays on market $449,990 Active 12 DOM
11. 2026-06-04
    days on market $459,990 Active 9 DOM
12. 2026-06-03
    days on market $459,990 Active 8 DOM
13. 2026-06-02
    days on market $459,990 Active 7 DOM
14. 2026-06-01
    days on market $459,990 Active 6 DOM
15. 2026-05-31
    days on market $459,990 Active 5 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,239
• − Mortgage interest: −$25,206
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − HOA: −$732
• − Depreciation: −$13,091
• Taxable loss: −$18,428
• Est. tax savings @ 24.0%: +$4,423
• After-tax cash flow: $-5,788/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
• City population: 27,131
• Population (ZIP): 3,614

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 18% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▲ 18.56%
• Current HPI: 309.3751
• 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