2619 Hawkins St · Anna, TX 75495

$349,990

4 bd · 2.0 ba · 2,331 sqft · Land · 449 Days on market

Built 2025 $150/sqft · 6% below area Est $371k · 6% under ↓ 12% 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 +10.0/30.0
• ARV discount +10.0/15.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

Key facts

• East-facing
• Open concept
• 2 garage spots

Tags

• EAST-FACING
• OPEN CONCEPT
• PRIVATE SPA-INSPIRED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (31.5% below list).
• Recommended offer: $240k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Anna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Van Alstyne ISD (rural): math 62% / reading 59% proficiency, ranked #51 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 624 active listings in the ZIP; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $239,623 (31.5% 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. It's been on market 449 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (median comp): $370,777
• List price: $349,990
• Delta: -5.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-70,300
• Equity at exit: $52,185

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-79,148
• Equity at exit: $30,261

Cash invested: $97,997 (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 75495

• Home prices YoY: -10.4%
• Active inventory: 624
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-211

Break-even live

Break-even rent $2,663

Max offer price $312,741

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-112	+0% $-211	+5% $-310	+10% $-409
Rent	-10% $-400	-5% $-306	+0% $-211	+5% $-116	+10% $-22
Rate	-1.0pp $-35	-0.5pp $-122	base $-211	+0.5pp $-302	+1.0pp $-394

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $349,990 Active 449 DOM
2. 2026-06-17
   days on market $349,990 Active 448 DOM
3. 2026-06-16
   days on market $349,990 Active 447 DOM
4. 2026-06-15
   days on market $349,990 Active 446 DOM
5. 2026-06-13
   days on market $349,990 Active 444 DOM
6. 2026-06-13
   days on market $349,990 Active 443 DOM
7. 2026-06-09
   days on market $349,990 Active 440 DOM
8. 2026-06-08
   days on market $349,990 Active 439 DOM
9. 2026-06-07
   days on market $349,990 Active 438 DOM
10. 2026-06-04
    days on market $349,990 Active 435 DOM
11. 2026-06-03
    days on market $349,990 Active 434 DOM
12. 2026-06-02
    days on market $349,990 Active 433 DOM
13. 2026-06-01
    days on market $349,990 Active 432 DOM
14. 2026-05-31
    days on market $349,990 Active 431 DOM
15. 2026-05-19
    price $349,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

16. 2026-04-07
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

17. 2026-04-02
    price $360,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

18. 2026-03-19
    historical
19. 2026-03-08
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

20. 2026-03-06
    price $360,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

21. 2026-02-05
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

22. 2026-02-04
    price $360,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

23. 2026-01-10
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

24. 2026-01-02
    price $360,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

25. 2025-12-10
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

26. 2025-12-05
    price $359,990
27. 2025-12-05
    price $360,990
28. 2025-12-02
    status Active 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

29. 2025-12-02
    historical 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

30. 2025-11-26
    price $359,990
31. 2025-11-21
    price $349,990
32. 2025-10-18
    price $358,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

33. 2025-10-18
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

34. 2025-10-17
    price $358,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

35. 2025-10-16
    price $358,990
36. 2025-09-24
    price $359,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

37. 2025-09-23
    price $359,990
38. 2025-08-07
    price $364,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

39. 2025-08-07
    price $364,990

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

40. 2025-07-10
    price $368,990
41. 2025-05-23
    price $369,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

42. 2025-05-22
    price $369,990
43. 2025-05-19
    price $385,690 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

44. 2025-05-15
    price $384,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

45. 2025-05-14
    price $384,990
46. 2025-04-23
    price $388,990 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

47. 2025-04-23
    price $388,990

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

48. 2025-03-26
    listed $389,990 Active 296-char remark

    Show marketing remark (296 chars)

    The Cactus is a two-story single-family home with an open-concept kitchen that allows you to spend time with friends and family while baking delicious treats. The primary suite features the option of a spa-inspired soaking tub or a large walk-in shower perfect for relaxing at the end of the day.

49. 2025-03-24
    price $389,990
50. 2025-03-19
    listed $396,011 Active

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$4,933/yr (+$411/mo · 335.1%)

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

Taxation est. · year 1

• Rental income: $28,755
• − Mortgage interest: −$19,605
• − Property taxes: −$1,472
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$10,182
• Taxable loss: −$8,854
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-405/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: Van Alstyne ISD
• NCES district ID: 4843890
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $68,451
• Composite: 53.28/100
• National rank: #1491
• State rank: #51 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

• County: Grayson County · 108,053 people
• City population: 27,131
• Metro: Sherman-Denison, TX
• Population (ZIP): 11,120
• Household income: $111,563
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 93.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

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: ▼ -32.06%
• Current HPI: 274.6361
• Rent YoY: —
• Metro: Sherman-Denison, TX
• 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

-11.6% since first listed

36 events — show timeline

• 2026-05-19 Price Changed $349,990 Zillow
• 2026-04-07 Price Changed $359,990 Zillow
• 2026-04-02 Price Changed $360,990 Zillow
• 2026-03-19 Listing Removed — NTREIS
• 2026-03-08 Price Changed $359,990 Zillow
• 2026-03-06 Price Changed $360,990 Zillow
• 2026-02-05 Price Changed $359,990 Zillow
• 2026-02-04 Price Changed $360,990 Zillow
• 2026-01-10 Price Changed $359,990 Zillow
• 2026-01-02 Price Changed $360,990 Zillow
• 2025-12-10 Price Changed $359,990 Zillow
• 2025-12-05 Price Changed $359,990 NTREIS
• 2025-12-05 Price Changed $360,990 NTREIS
• 2025-12-02 Relisted — Zillow
• 2025-12-02 Delisted — Zillow
• 2025-11-26 Price Changed $359,990 NTREIS
• 2025-11-21 Price Changed $349,990 NTREIS
• 2025-10-18 Price Changed $358,990 Zillow
• 2025-10-18 Price Changed $359,990 Zillow
• 2025-10-17 Price Changed $358,990 Zillow
• 2025-10-16 Price Changed $358,990 NTREIS
• 2025-09-24 Price Changed $359,990 Zillow
• 2025-09-23 Price Changed $359,990 NTREIS
• 2025-08-07 Price Changed $364,990 Zillow
• 2025-08-07 Price Changed $364,990 NTREIS
• 2025-07-10 Price Changed $368,990 NTREIS
• 2025-05-23 Price Changed $369,990 Zillow
• 2025-05-22 Price Changed $369,990 NTREIS
• 2025-05-19 Price Changed $385,690 Zillow
• 2025-05-15 Price Changed $384,990 Zillow
• 2025-05-14 Price Changed $384,990 NTREIS
• 2025-04-23 Price Changed $388,990 Zillow
• 2025-04-23 Price Changed $388,990 NTREIS
• 2025-03-26 Listed $389,990 Zillow
• 2025-03-24 Price Changed $389,990 NTREIS
• 2025-03-19 Listed $396,011 NTREIS

Property tax history

+84.2%/yr

Latest (2025): $1,472 · +84.2% YoY. Source: county tax records.