324 Meadow View Ln · Anna, TX 75409

$255,000

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 37 Days on market

Built 2012 7,405 sqft lot $174/sqft · 15% below area Est $299k · 15% under ↓ 11% 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).

• ARV discount +14.1/15.0
• Cash flow +8.0/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming new property listing located at 324 Meadow View Ln in Anna. This 1,467 sq. ft. single-story brick home features three bedrooms and two bathrooms. The interior offers a spacious living area that opens directly into an eat-in kitchen, providing a functional and seamless layout for everyday living. Additionally, the property boasts a large fenced backyard complete with a covered patio, making it an ideal space for both relaxation and entertaining.

Key facts

• Spacious living area
• Covered patio
• Eat-in kitchen

Tags

• SINGLE-STORY BRICK HOME
• SPACIOUS LIVING AREA
• EAT-IN KITCHEN
• LARGE FENCED BACKYARD
• COVERED PATIO

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: First floor
• Construction: Brick construction; Built in 2012; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Deck

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Separate shower; Window treatments / coverings; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (17.1% below list).
• Recommended offer: $210k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• 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.
• Zoned schools: Joe K Bryant El (math 45% / reading 38%, grade F, #1,437 of 4,322 statewide, top 34%, 626 students, 53% FRL); Anna Middle (math 39% / reading 37%, grade F, #717 of 1,662 statewide, top 44%, 1,089 students, 51% FRL).
• Market conditions: Rents soft (-1.9%/yr); 1199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $8k 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 37 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $209,647 (17.8% 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 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.1

CMA / ARV

• ARV (median comp): $299,141
• List price: $255,000
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Meadow Ridge Dr	0.17mi	3/2.0	1,481 (+1%)	2mo	$264,900	$179	89
2809 Mitchell Ln	0.44mi	3/2.0	1,479 (+1%)	4mo	$219,900	$149	75
2509 Margaret Ln	0.31mi	3/2.0	1,601 (+9%)	3mo	$239,500	$150	68
209 Emma Dr	0.25mi	3/2.0	1,647 (+12%)	4mo	$275,000	$167	64
117 Tennyson St	0.40mi	4/2.0 (+1)	1,621 (+10%)	3mo	$280,000	$173	57
1020 Calhoun Dr	0.47mi	3/2.0	1,647 (+12%)	2mo	$298,000	$181	56
2410 Lupton St	0.63mi	4/2.0 (+1)	1,587 (+8%)	0mo	$285,000	$180	52
106 Magnolia St	0.48mi	3/2.0	1,288 (-12%)	7mo	$259,000	$201	51
132 Bowen St	0.72mi	3/2.0	1,619 (+10%)	1mo	$287,400	$178	48
209 Oriole Dr	0.52mi	4/2.0 (+1)	1,663 (+13%)	3mo	$280,000	$168	46
106 Aaron St	0.55mi	4/2.0 (+1)	1,656 (+13%)	8mo	$290,000	$175	41
145 Collin St	0.71mi	4/2.0 (+1)	1,656 (+13%)	5mo	$279,000	$168	36

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.11×
• Total profit: $-63,731
• Equity at exit: $38,021

10-year hold

• IRR: -43.3%
• Equity multiple: -0.40×
• Total profit: $-99,941
• Equity at exit: $22,048

Cash invested: $71,400 (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 75409

• Home prices YoY: -20.1%
• Rents YoY: -1.9%
• Active inventory: 1199
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$482 /mo · $5,787/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-257

Break-even live

Break-even rent $2,438

Max offer price $209,647

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Meadow View Ln Anna, TX	4.0	2.0	1684	$2,000	$1.19	44d	1	0.04mi
216 Meadow Ridge Dr Anna, TX	3.0	2.0	1481	$1,875	$1.27	44d	1	0.16mi
209 Meadow View Ln Anna, TX	3.0	2.0	1651	$2,100	$1.27	24d	1	0.18mi
216 Emma Dr Anna, TX	4.0	2.0	1811	$2,000	$1.10	44d	1	0.20mi
2108 Erlinda Dr Anna, TX	3.0	2.0	1637	$1,950	$1.19	24d	1	0.20mi
2020 Jeanine Dr Anna, TX	4.0	2.0	1811	$1,895	$1.05	2d	1	0.22mi
2012 Erlinda Dr Anna, TX	4.0	2.0	1811	$1,950	$1.08	2d	1	0.26mi
104 Meadow View Ln Anna, TX	3.0	2.0	1402	$1,899	$1.35	6d	1	0.26mi
613 Emerson Dr Anna, TX	4.0	2.0	1801	$2,050	$1.14	24d	1	0.28mi
316 Zimmet Dr Anna, TX	3.0	2.0	1649	$2,095	$1.27	5d	1	0.32mi
316 Zimmet Dr Anna, TX	3.0	2.0	1649	$2,095	$1.27	7d	1	0.32mi
629 Harbor Oaks Dr Anna, TX	3.0	2.0	1620	$2,100	$1.30	44d	1	0.34mi
2113 Emma Ct Anna, TX	4.0	2.0	1801	$2,100	$1.17	24d	1	0.34mi
804 Emerson Dr Anna, TX	3.0	2.0	1640	$3,300	$2.01	44d	1	0.34mi
313 Zimmet Dr Anna, TX	3.0	2.0	1649	$1,895	$1.15	44d	1	0.35mi
2513 Melanie Dr Anna, TX	4.0	2.0	1420	$1,875	$1.32	13d	1	0.36mi
1817 Atwood Dr Anna, TX	4.0	2.0	1801	$2,100	$1.17	44d	1	0.38mi
112 Woodland St Anna, TX	4.0	2.0	1587	$2,149	$1.35	3d	1	0.39mi
311 Charleston Dr Anna, TX	3.0	2.0	1648	$1,850	$1.12	24d	1	0.39mi
1913 McKee Ct Anna, TX	3.0	2.0	1620	$1,999	$1.23	24d	1	0.42mi
311 Olivia Ln Anna, TX	3.0	2.0	1601	$1,899	$1.19	4d	1	0.44mi
909 Emerson Dr Anna, TX	3.0	2.0	1647	$2,085	$1.27	13d	1	0.44mi
1020 Calhoun Dr Anna, TX	3.0	2.0	1620	$2,100	$1.30	24d	1	0.44mi
925 Emerson Dr Anna, TX	3.0	2.0	1647	$2,050	$1.24	24d	1	0.46mi
929 Emerson Dr Anna, TX	3.0	2.0	1620	$1,995	$1.23	13d	1	0.47mi
2809 Mitchell Ln Anna, TX	3.0	2.0	1479	$2,100	$1.42	1d	1	0.47mi
2713 Dustin Trl Anna, TX	4.0	2.0	1658	$2,100	$1.27	1d	1	0.48mi
119 Magnolia St Anna, TX	3.0	2.0	1511	$1,900	$1.26	7d	1	0.48mi
109 Magnolia St Anna, TX	3.0	2.0	1510	$1,985	$1.31	2d	1	0.48mi
110 Magnolia St Anna, TX	3.0	2.0	1284	$1,800	$1.40	3d	1	0.51mi
2406 Fall Ct Anna, TX	4.0	2.0	1645	$1,900	$1.16	19d	1	0.52mi
231 Park Ave Anna, TX	4.0	2.0	1645	$2,150	$1.31	17d	1	0.53mi
216 Mill St Anna, TX	3.0	2.0	1597	$1,850	$1.16	17d	1	0.59mi
149 Lamont Rd Anna, TX	4.0	2.0	1656	$1,900	$1.15	24d	1	0.60mi
204 Lamont Rd Anna, TX	4.0	2.0	1678	$1,950	$1.16	44d	1	0.64mi
205 Briar Cv Anna, TX	3.0	2.0	1459	$1,825	$1.25	24d	1	0.72mi
205 Briar Cv Anna, TX	3.0	2.0	1429	$1,825	$1.28	7d	1	0.72mi
301 Indian Crk Anna, TX	3.0	2.0	1635	$1,695	$1.04	44d	1	0.73mi
228 Ryan St Anna, TX	3.0	2.0	1658	$1,950	$1.18	21d	1	0.78mi
125 Three Chimneys Ln Anna, TX	3.0	2.0	1391	$2,050	$1.47	3d	1	0.81mi

Listing history 16 events

1. 2026-06-18
   days on market $255,000 Active 37 DOM
2. 2026-06-17
   days on market $255,000 Active 36 DOM
3. 2026-06-16
   days on market $255,000 Active 35 DOM
4. 2026-06-15
   days on market $255,000 Active 34 DOM
5. 2026-06-13
   days on market $255,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $255,000 Active 31 DOM
7. 2026-06-09
   days on market $270,000 Active 28 DOM
8. 2026-06-08
   days on market $270,000 Active 27 DOM
9. 2026-06-07
   days on market $270,000 Active 26 DOM
10. 2026-06-04
    days on market $270,000 Active 23 DOM
11. 2026-06-03
    days on market $270,000 Active 22 DOM
12. 2026-06-02
    days on market $270,000 Active 21 DOM
13. 2026-06-01
    days on market $270,000 Active 20 DOM
14. 2026-05-31
    days on market $270,000 Active 19 DOM
15. 2026-05-12
    listed $285,000 Active 457-char remark
16. 2026-04-22
    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: $5,787 · $482/mo
• Projected year-2 tax: $5,787 · $482/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,352
• − Mortgage interest: −$14,284
• − Property taxes: −$5,787
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$7,418
• Taxable loss: −$7,468
• Est. tax savings @ 24.0%: +$1,792
• After-tax cash flow: $-1,288/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
• County: Collin County · 1,159,394 people
• City population: 27,131
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,131
• Household income: $104,814
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 454.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 20% Black 15% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 2%

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: ▼ -58.99%
• Current HPI: 235.0945
• Rent YoY: ▼ -1.92%
• Metro: Dallas-Fort Worth-Arlington, 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

-10.5% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $255,000 HARMLS
• 2026-05-26 Price Changed $270,000 HARMLS
• 2026-05-12 Listed $285,000 HARMLS
• 2026-04-22 Sold (Public Records) — Public Records

Property tax history

+18.7%/yr

Latest (2025): $5,787 · +6.5% YoY. Source: county tax records.