1425 12th St · Anson, TX 79501

$105,000

1 bd · 1.0 ba · 770 sqft · SingleFamily public records · 17 Days on market

Built 1962 0.25 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming Remodeled 1-Bedroom Home on Spacious Quarter-Acre Lot Welcome to this beautifully remodeled 1-bedroom, 1-bath home, offering charm and modern updates on a generous ¼-acre lot. The open-concept layout creates a bright and inviting living space, complemented by updated windows and storm doors that bring in plenty of natural light. The kitchen boasts stainless steel appliances, perfect for cooking enthusiasts. Major upgrades include a Class 4 roof , water heater, Electrical and HVAC updates, ensuring peace of mind for years to come. Enjoy a large fenced backyard, complete with irrigation in the front and back, and the backyard irrigation system running off well water(with newe

Key facts

• Updated windows
• Class 4 roof
• Water heater

Tags

• REMODELED HOME
• SPACIOUS QUARTER-ACRE LOT
• UPDATED WINDOWS
• STAINLESS STEEL APPLIANCES
• CLASS 4 ROOF
• WATER HEATER

Property features AI

Finance

• Other: Survey available; Verify tax exemptions; Possession at closing/funding; Special listing conditions: Standard
• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No HOA

Exterior

• Parking: Covered carport (1 covered space); Driveway parking; 1 carport space
• Security: Audio and video surveillance present (cameras and doorbell excluded from sale)
• Utilities: City sewer; City water; Well
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1962; Block and other construction materials; Slab foundation; Composition roof
• Exterior features: Large backyard with grass; Sprinkler system; Storage shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 1 bedroom (Primary bedroom on level 1)
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; 1 living area; 2 total rooms
• Laundry & utility: Well water (on-site water source noted)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (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: 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 $5k of equity ($726 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 2.35% ✓
• Cap rate: 19.56%
• Cash-on-cash: 47.38%
• DSCR: 3.11
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 4.17×
• Total profit: $93,081
• Equity at exit: $54,045

10-year hold

• IRR: 52.6%
• Equity multiple: 8.49×
• Total profit: $220,316
• Equity at exit: $89,045

Cash invested: $29,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,472 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$197 /mo · $2,370/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,161

Break-even live

Break-even rent $1,002

Max offer price $105,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,220	-5% $1,191	+0% $1,161	+5% $1,131	+10% $1,101
Rent	-10% $966	-5% $1,063	+0% $1,161	+5% $1,258	+10% $1,356
Rate	-1.0pp $1,214	-0.5pp $1,188	base $1,161	+0.5pp $1,134	+1.0pp $1,106

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $105,000 Active 17 DOM
2. 2026-06-19
   days on market $105,000 Active 15 DOM
3. 2026-06-18
   days on market $105,000 Active 14 DOM
4. 2026-06-17
   days on market $105,000 Active 13 DOM
5. 2026-06-16
   days on market $105,000 Active 12 DOM
6. 2026-06-15
   days on market $105,000 Active 11 DOM
7. 2026-06-14
   days on market $105,000 Active 9 DOM
8. 2026-06-13
   days on market $105,000 Active 8 DOM
9. 2026-06-10
   days on market $105,000 Active 6 DOM
10. 2026-06-09
    days on market $105,000 Active 5 DOM
11. 2026-06-08
    days on market $105,000 Active 4 DOM
12. 2026-06-07
    remarks 692-char remark
13. 2026-06-07
    listed $105,000 Active 3 DOM

ⓘ 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: $2,370 · $197/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,661
• − Mortgage interest: −$5,882
• − Property taxes: −$2,370
• − Insurance: −$525
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$3,055
• Taxable income: $13,084
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $10,789/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

+0.0% since first listed

9 events — show timeline

• 2026-05-28 Listed $105,000 NTREIS
• 2025-07-01 Rental Removed $1,200 Avail
• 2025-06-22 Relisted — NTREIS
• 2025-06-21 Listing Removed — NTREIS
• 2025-06-07 Listed for Rent $1,200 Avail
• 2025-05-01 Pending — NTREIS
• 2025-04-21 Contingent — NTREIS
• 2025-02-27 Listed $105,000 NTREIS
• 2022-06-09 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,370 · +10.0% YoY. Source: county tax records.