905 Wallis Ave · Santa Anna, TX 76878

$55,000

3 bd · 1.0 ba · 917 sqft · SingleFamily public records · 95 Days on market

Built 1948 5,968 sqft lot $60/sqft · 18% above area Est $47k · 18% over

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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
• Appreciation +4.8/10.0
• 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

Seller will finance. Welcome to 905 Wallis Ave. Santa Anna, TX. Located on the main drive in Santa Anna, this home has lots to offer. Outside you will find a covered porch, carport, metal roof, fenced yard and a large shed. New exterior paint enhances the curb appeal as well. The interior features new paint and some new flooring. Schedule your showing today. Seller is a licensed broker in Texas.

Key facts

• Covered porch
• Metal roof
• Fenced yard

Tags

• COVERED PORCH
• CARPORT
• METAL ROOF
• FENCED YARD
• LARGE SHED
• NEW EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $55k).
• Recommended offer: $50k (9.0% 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 $142 of equity ($380 loan paydown + $-238 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.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago 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.
• Current owner paid $28k; list at $55k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.80% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.34%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (median comp): $46,569
• List price: $55,000
• Delta: 18.10%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N 5th St	0.08mi	2/1.0 (-1)	1,020 (+11%)	11mo	$39,900	$39	64

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: 29.0%
• Equity multiple: 2.38×
• Total profit: $21,291
• Equity at exit: $14,788

10-year hold

• IRR: 33.2%
• Equity multiple: 4.61×
• Total profit: $55,525
• Equity at exit: $16,858

Cash invested: $15,400 (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 76878

• Home prices YoY: -0.4%
• Active inventory: 22
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $377

Break-even live

Break-even rent $511

Max offer price $55,000

Occupancy floor 57%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $55,000 Active 95 DOM
2. 2026-06-17
   days on market $55,000 Active 94 DOM
3. 2026-06-16
   days on market $55,000 Active 93 DOM
4. 2026-06-15
   days on market $55,000 Active 92 DOM
5. 2026-06-15
   days on market $55,000 Active 91 DOM
6. 2026-06-13
   days on market $55,000 Active 90 DOM
7. 2026-06-12
   days on market $55,000 Active 89 DOM
8. 2026-06-09
   days on market $55,000 Active 86 DOM
9. 2026-06-08
   days on market $55,000 Active 85 DOM
10. 2026-06-08
    days on market $55,000 Active 84 DOM
11. 2026-06-05
    days on market $55,000 Active 82 DOM
12. 2026-06-03
    days on market $55,000 Active 80 DOM
13. 2026-06-02
    days on market $55,000 Active 79 DOM
14. 2026-06-01
    days on market $55,000 Active 78 DOM
15. 2026-05-31
    days on market $55,000 Active 77 DOM
16. 2026-05-14
    status Active 398-char remark

    Show marketing remark (398 chars)

    Seller will finance. Welcome to 905 Wallis Ave. Santa Anna, TX. Located on the main drive in Santa Anna, this home has lots to offer. Outside you will find a covered porch, carport, metal roof, fenced yard and a large shed. New exterior paint enhances the curb appeal as well. The interior features new paint and some new flooring. Schedule your showing today. Seller is a licensed broker in Texas.

17. 2026-03-23
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Seller will finance. Welcome to 905 Wallis Ave. Santa Anna, TX. Located on the main drive in Santa Anna, this home has lots to offer. Outside you will find a covered porch, carport, metal roof, fenced yard and a large shed. New exterior paint enhances the curb appeal as well. The interior features new paint and some new flooring. Schedule your showing today. Seller is a licensed broker in Texas.

18. 2026-03-18
    historical Active Option Contract 398-char remark

    Show marketing remark (398 chars)

    Seller will finance. Welcome to 905 Wallis Ave. Santa Anna, TX. Located on the main drive in Santa Anna, this home has lots to offer. Outside you will find a covered porch, carport, metal roof, fenced yard and a large shed. New exterior paint enhances the curb appeal as well. The interior features new paint and some new flooring. Schedule your showing today. Seller is a licensed broker in Texas.

19. 2026-01-22
    listed $55,000 Active 398-char remark

    Show marketing remark (398 chars)

    Seller will finance. Welcome to 905 Wallis Ave. Santa Anna, TX. Located on the main drive in Santa Anna, this home has lots to offer. Outside you will find a covered porch, carport, metal roof, fenced yard and a large shed. New exterior paint enhances the curb appeal as well. The interior features new paint and some new flooring. Schedule your showing today. Seller is a licensed broker in Texas.

20. 2019-03-11
    soldstatus
21. 2019-03-08
    soldstatus Sold 212-char remark

    Show marketing remark (212 chars)

    ATTENTION INVESTORS! Cash flowing turnkey rental opportunity, currently bringing in $375 per month. Property is being sold AS-IS. Please do NOT disturb tenants! Showing and offer instructions are in supplements.

22. 2019-02-17
    status Pending 212-char remark

    Show marketing remark (212 chars)

    ATTENTION INVESTORS! Cash flowing turnkey rental opportunity, currently bringing in $375 per month. Property is being sold AS-IS. Please do NOT disturb tenants! Showing and offer instructions are in supplements.

23. 2018-12-13
    price $19,900 212-char remark

    Show marketing remark (212 chars)

    ATTENTION INVESTORS! Cash flowing turnkey rental opportunity, currently bringing in $375 per month. Property is being sold AS-IS. Please do NOT disturb tenants! Showing and offer instructions are in supplements.

24. 2018-09-25
    listed $22,000 Active 212-char remark

    Show marketing remark (212 chars)

    ATTENTION INVESTORS! Cash flowing turnkey rental opportunity, currently bringing in $375 per month. Property is being sold AS-IS. Please do NOT disturb tenants! Showing and offer instructions are in supplements.

25. 2018-05-15
    historical
26. 2017-11-20
    listed $22,000 Active
27. 2017-11-17
    historical
28. 2017-09-14
    price $23,000
29. 2017-09-05
    price $24,000
30. 2017-08-18
    price $25,000
31. 2017-07-22
    listed $26,000 Active
32. 2013-09-16
    soldstatus $27,855
33. 2012-10-04
    soldstatus
34. 2012-09-25
    soldstatus
35. 2012-09-20
    historical
36. 2012-08-17
    historical
37. 2012-05-17
    listed $19,000
38. 2012-05-17
    listed $9,700
39. 2012-02-07
    soldstatus
40. 2005-01-07
    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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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: $11,852
• − Mortgage interest: −$3,081
• − Property taxes: −$1,108
• − Insurance: −$275
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,600
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $3,585/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

+189.5% since first listed

25 events — show timeline

• 2026-05-14 Relisted — NTREIS
• 2026-03-23 Pending — NTREIS
• 2026-03-18 Contingent — NTREIS
• 2026-01-22 Listed $55,000 NTREIS
• 2019-03-11 Sold (Public Records) — Public Records
• 2019-03-08 Sold (MLS) — NTREIS
• 2019-02-17 Pending — NTREIS
• 2018-12-13 Price Changed $19,900 NTREIS
• 2018-09-25 Listed $22,000 NTREIS
• 2018-05-15 Listing Removed — NTREIS
• 2017-11-20 Listed $22,000 NTREIS
• 2017-11-17 Listing Removed — NTREIS
• 2017-09-14 Price Changed $23,000 NTREIS
• 2017-09-05 Price Changed $24,000 NTREIS
• 2017-08-18 Price Changed $25,000 NTREIS
• 2017-07-22 Listed $26,000 NTREIS
• 2013-09-16 Sold (Public Records) $27,855 Public Records
• 2012-10-04 Sold (Public Records) — Public Records
• 2012-09-25 Sold (MLS) — NTREIS
• 2012-09-20 Listing Removed — NTREIS
• 2012-08-17 Listing Removed — NTREIS
• 2012-05-17 Listed $9,700 NTREIS
• 2012-05-17 Listed $19,000 NTREIS
• 2012-02-07 Sold (Public Records) — Public Records
• 2005-01-07 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,108 · -11.7% YoY. Source: county tax records.