701 Perry · Santa Anna, TX 76878

$90,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 405 Days on market

Built 1955 1.79 ac lot $82/sqft · 31% above area Est $69k · 31% over ↓ 36% since listing

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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).

• Cash flow +15.2/30.0
• 1% rule +6.6/10.0
• Appreciation +4.8/10.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home has kitchen dining area and laundry combine. Large living room. Needs some TLC. There is 1.7852 acres.

Key facts

• 1.79 acre lot
• Listed 404 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $31 ($368/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#444 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Santa Anna ISD (rural): math 50% / reading 40% proficiency, ranked #582 of 1,141 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Santa Anna El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 155 students, 99% FRL); Santa Anna Secondary (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 115 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 45% district-wide (-17 pts) — the specific schools serving this property underperform the Santa Anna ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Coleman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $232 of equity ($622 loan paydown + $-390 appreciation (-0.4% local appreciation)).
• Coleman County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 7.2

CMA / ARV

• ARV (median comp): $68,722
• List price: $90,000
• Delta: 30.96%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Wallis Ave	0.58mi	3/1.0	1,076 (-2%)	7mo	$29,000	$27	63
205 N 5th St	0.58mi	2/1.0 (-1)	1,020 (-7%)	11mo	$39,900	$39	46
200 S 8th	0.34mi	2/2.0 (-1)	1,240 (+14%)	11mo	$70,000	$56	45

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

Projected returns pro-forma

-0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.91×
• Total profit: $-2,378
• Equity at exit: $24,199

10-year hold

• IRR: 4.1%
• Equity multiple: 1.43×
• Total profit: $10,727
• Equity at exit: $27,586

Cash invested: $25,200 (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 76878

• Home prices YoY: -0.4%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $31

Break-even live

Break-even rent $1,003

Max offer price $90,000

Occupancy floor 92%

Sensitivity live

Price	-10% $82	-5% $56	+0% $31	+5% $5	+10% $-20
Rent	-10% $-52	-5% $-11	+0% $31	+5% $72	+10% $113
Rate	-1.0pp $76	-0.5pp $54	base $31	+0.5pp $7	+1.0pp $-16

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 405 DOM
2. 2026-06-21
   days on market $90,000 Active 404 DOM
3. 2026-06-18
   days on market $90,000 Active 402 DOM
4. 2026-06-17
   days on market $90,000 Active 401 DOM
5. 2026-06-16
   days on market $90,000 Active 400 DOM
6. 2026-06-15
   days on market $90,000 Active 399 DOM
7. 2026-06-15
   days on market $90,000 Active 398 DOM
8. 2026-06-13
   days on market $90,000 Active 397 DOM
9. 2026-06-12
   days on market $90,000 Active 396 DOM
10. 2026-06-09
    days on market $90,000 Active 393 DOM
11. 2026-06-08
    days on market $90,000 Active 392 DOM
12. 2026-06-08
    days on market $90,000 Active 391 DOM
13. 2026-06-05
    days on market $90,000 Active 389 DOM
14. 2026-06-03
    days on market $90,000 Active 387 DOM
15. 2026-06-02
    days on market $90,000 Active 386 DOM
16. 2026-06-01
    days on market $90,000 Active 385 DOM
17. 2026-05-31
    days on market $90,000 Active 384 DOM
18. 2025-10-08
    price $90,000 112-char remark

    Show marketing remark (112 chars)

    This home has kitchen dining area and laundry combine. Large living room. Needs some TLC. There is 1.7852 acres.

19. 2025-08-28
    price $100,000 112-char remark

    Show marketing remark (112 chars)

    This home has kitchen dining area and laundry combine. Large living room. Needs some TLC. There is 1.7852 acres.

20. 2025-05-12
    listed $140,000 Active 112-char remark

    Show marketing remark (112 chars)

    This home has kitchen dining area and laundry combine. Large living room. Needs some TLC. There is 1.7852 acres.

21. 2007-02-27
    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: $3,399 · $283/mo
• Projected year-2 tax: $3,399 · $283/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: $12,507
• − Mortgage interest: −$5,041
• − Property taxes: −$3,399
• − Insurance: −$450
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,618
• Taxable loss: −$1,003
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $609/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: Santa Anna ISD
• NCES district ID: 4839210
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $36,211
• Composite: 39.57/100
• National rank: #8068
• State rank: #582 of 1141 in TX

Livability — Santa Anna

• Score: 69/100
• State rank: #444
• US rank: #9065

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Anna, TX
• Population (ZIP): 1,797

Population outlook (Coleman County) Hauer SSP2

• Today (2025): 7,321 people
• By 2030: 6,834 · -6.7%
• By 2040: 5,968 · -18.5%
• By 2050: 5,283 · -27.8%
• By 2075: 4,205 · -42.6%
• By 2100: 3,405 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 16% Serbian 6% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · Spanish 12% Chinese 1%

Political lean MEDSL · Coleman

• 2024 margin: Solid R (+79.0) · D 10.3% · R 89.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -64.0pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+77.3 2016: R+76.8 2012: R+73.7 2008: R+64.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.43%
• Current HPI: 100.1747
• 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

-35.7% since first listed

4 events — show timeline

• 2025-10-08 Price Changed $90,000 NTREIS
• 2025-08-28 Price Changed $100,000 NTREIS
• 2025-05-12 Listed $140,000 NTREIS
• 2007-02-27 Sold (Public Records) — Public Records

Property tax history

+17.9%/yr

Latest (2025): $3,399 · -1.7% YoY. Source: county tax records.