702 Avenue B · Santa Anna, TX 76878

$149,000

5 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 212 Days on market

Built 1930 8,407 sqft lot $86/sqft · 31% above area Est $185k · 19% under ↓ 24% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +4.8/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here’s your chance to breathe new life into a true piece of Santa Anna history. Once known as the Melton Hotel, this two-story property is full of character and waiting for someone with vision. The home needs updating, but the solid structure, original details, and generous layout offer a great foundation. Whether you’re an investor, renovator, or someone who loves restoring old homes, this property has the potential to become something truly special.

Key facts

• Two story property
• Generous layout
• Original details

Tags

• TWO STORY PROPERTY
• ORIGINAL DETAILS
• GENEROUS LAYOUT
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $49 ($586/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.1% below list).
• Recommended offer: $131k (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: schools D+, health & safety D+, amenities 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.
• 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 $384 of equity ($1k loan paydown + $-646 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 212 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.91% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $184,720
• List price: $149,000
• Delta: -19.34%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-4,245
• Equity at exit: $40,063

10-year hold

• IRR: 3.9%
• Equity multiple: 1.40×
• Total profit: $16,581
• Equity at exit: $45,671

Cash invested: $41,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $49

Break-even live

Break-even rent $1,292

Max offer price $149,000

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $91	+0% $49	+5% $7	+10% $-36
Rent	-10% $-58	-5% $-5	+0% $49	+5% $102	+10% $156
Rate	-1.0pp $124	-0.5pp $87	base $49	+0.5pp $10	+1.0pp $-29

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 212 DOM
2. 2026-06-18
   days on market $149,000 Active 210 DOM
3. 2026-06-17
   days on market $149,000 Active 209 DOM
4. 2026-06-16
   days on market $149,000 Active 208 DOM
5. 2026-06-15
   days on market $149,000 Active 207 DOM
6. 2026-06-15
   days on market $149,000 Active 206 DOM
7. 2026-06-13
   days on market $149,000 Active 205 DOM
8. 2026-06-12
   days on market $149,000 Active 204 DOM
9. 2026-06-09
   days on market $149,000 Active 201 DOM
10. 2026-06-08
    days on market $149,000 Active 200 DOM
11. 2026-06-08
    days on market $149,000 Active 199 DOM
12. 2026-06-05
    days on market $149,000 Active 197 DOM
13. 2026-06-03
    days on market $149,000 Active 195 DOM
14. 2026-06-02
    days on market $149,000 Active 194 DOM
15. 2026-06-01
    days on market $149,000 Active 193 DOM
16. 2026-05-31
    days on market $149,000 Active 192 DOM
17. 2026-04-28
    price $149,000 469-char remark

    Show marketing remark (469 chars)

    Here’s your chance to breathe new life into a true piece of Santa Anna history. Once known as the Melton Hotel, this two-story property is full of character and waiting for someone with vision. The home needs updating, but the solid structure, original details, and generous layout offer a great foundation. Whether you’re an investor, renovator, or someone who loves restoring old homes, this property has the potential to become something truly special.

18. 2026-01-18
    price $175,000 469-char remark

    Show marketing remark (469 chars)

    Here’s your chance to breathe new life into a true piece of Santa Anna history. Once known as the Melton Hotel, this two-story property is full of character and waiting for someone with vision. The home needs updating, but the solid structure, original details, and generous layout offer a great foundation. Whether you’re an investor, renovator, or someone who loves restoring old homes, this property has the potential to become something truly special.

19. 2025-11-20
    listed $195,000 Active 469-char remark

    Show marketing remark (469 chars)

    Here’s your chance to breathe new life into a true piece of Santa Anna history. Once known as the Melton Hotel, this two-story property is full of character and waiting for someone with vision. The home needs updating, but the solid structure, original details, and generous layout offer a great foundation. Whether you’re an investor, renovator, or someone who loves restoring old homes, this property has the potential to become something truly special.

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$598/yr (+$50/mo · 28.1%)

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

Taxation est. · year 1

• Rental income: $16,248
• − Mortgage interest: −$8,346
• − Property taxes: −$2,129
• − Insurance: −$745
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,335
• Taxable loss: −$1,906
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,043/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

-23.6% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $149,000 NTREIS
• 2026-01-18 Price Changed $175,000 NTREIS
• 2025-11-20 Listed $195,000 NTREIS

Property tax history

+7.0%/yr

Latest (2025): $2,129 · -64.4% YoY. Source: county tax records.