2213 Tacoma Way · Anna, TX 75409

$296,990

3 bd · 2.0 ba · 1,646 sqft · SingleFamily · 20 Days on market

Built 2026 5,968 sqft lot $180/sqft · 17% below area Est $359k · 17% under $40/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed 2 bath home is the perfect starter home . Home offers an open floor plan with covered patio, separate eating area and large ensuite.

Key facts

• Open floor plan
• Covered patio
• Separate eating area

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• SEPARATE EATING AREA
• LARGE ENSUITE

Property features AI

Finance

• Other: Builder special listing condition; Directions included for property access
• HOA & community: Mandatory association; HOA managed by Homewise Neighborhood Management; Annual association fee of $480; Association fee includes grounds maintenance

Exterior

• Parking: Attached garage; 2-car garage (approx. 19' wide x 20' long); Garage listed as parking feature
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One-story; New construction (incomplete, year built 2026); Property facing/address matched
• Construction: New construction (2026)
• Exterior features: Lot in a subdivision (The Woods at Lindsay Place); Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom (Level 1) — approx. 17 x 14; Bedroom (Level 1) — approx. 10 x 11; Bedroom (Level 1) — approx. 10 x 11
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Flat screen wiring; Smart home system; Sound system wiring; One living area; One dining area; Total of 5 rooms; Electric fireplace
• Laundry & utility: Smart home features (app or pass supported)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (24.7% below list).
• Recommended offer: $224k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); Anna H S (math 58% / reading 57%, grade C, #327 of 1,632 statewide, top 20%, 1,405 students, 52% FRL).
• Market conditions: Rents soft (-1.9%/yr); 1205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $9k 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 20 days — a 2% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,550 (24.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $359,497
• List price: $296,990
• Delta: -17.39%
• 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
2020 Tacoma Way	0.15mi	3/2.0	1,646 (0%)	1mo	$356,990	$217	92
2148 Mantua Farms Blvd	0.24mi	3/2.0	1,646 (0%)	2mo	$346,990	$211	87
2104 Foggy Woods Ln	0.21mi	3/2.0	1,646 (0%)	4mo	$281,990	$171	87
2100 Foggy Woods Ln	0.21mi	3/2.0	1,703 (+4%)	4mo	$296,990	$174	81
2141 Mantua Farm Ln	0.25mi	3/2.0	1,703 (+4%)	2mo	$296,990	$174	81
2016 Ozark Hills Ln	0.24mi	3/2.0	1,703 (+4%)	3mo	$361,990	$213	81
2109 Tacoma Way	0.24mi	3/2.0	1,646 (0%)	10mo	$346,990	$211	80
2217 Ozark Hills Ln	0.24mi	3/2.0	1,703 (+4%)	10mo	$326,990	$192	75
1020 Calhoun Dr	0.75mi	3/2.0	1,647 (+0%)	2mo	$298,000	$181	64
2341 Chloe Ln	0.28mi	3/2.5	1,841 (+12%)	4mo	$298,990	$162	62
2205 Willie Ray St	0.05mi	2/2.5 (-1)	1,802 (+10%)	22mo	$2,240,000	$1,243	57
1004 Santa Lucia Dr	0.74mi	3/2.5	1,777 (+8%)	16mo	$394,600	$222	37

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: -27.7%
• Equity multiple: 0.09×
• Total profit: $-75,406
• Equity at exit: $44,282

10-year hold

• IRR: -42.9%
• Equity multiple: -0.41×
• Total profit: $-117,511
• Equity at exit: $25,678

Cash invested: $83,157 (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: 1205
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,455/yr
• Insurance: −$124
• HOA: −$40
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-326

Break-even live

Break-even rent $2,649

Max offer price $249,761

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-224	+0% $-326	+5% $-429	+10% $-532
Rent	-10% $-503	-5% $-415	+0% $-326	+5% $-238	+10% $-150
Rate	-1.0pp $-177	-0.5pp $-251	base $-326	+0.5pp $-403	+1.0pp $-482

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: $74,248
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Mantua Farm Blvd Anna, TX	4.0	2.0	2121	$2,395	$1.13	22d	1	0.21mi
2144 Mantua Farm Blvd Anna, TX	4.0	2.0	2121	$2,395	$1.13	45d	1	0.21mi
2117 Mantua Farm Blvd Anna, TX	3.0	2.0	1646	$1,990	$1.21	24d	1	0.23mi
2200 N Buddy Hayes Blvd Unit 022 Anna, TX	2.0	2.0	1195	$1,749	$1.46	45d	1	0.24mi
2137 Mantua Farm Blvd Anna, TX	4.0	2.0	1960	$2,150	$1.10	45d	1	0.26mi
2152 Mantua Farm Blvd Anna, TX	4.0	2.0	1960	$2,300	$1.17	45d	1	0.31mi
1016 Calhoun Dr Anna, TX	3.0	3.0	1647	$1,995	$1.21	0d	1	0.75mi
1016 Portina Dr Anna, TX	4.0	3.0	1906	$2,500	$1.31	20d	1	0.75mi
1020 Calhoun Dr Anna, TX	3.0	2.0	1620	$2,100	$1.30	26d	1	0.75mi
929 Emerson Dr Anna, TX	3.0	2.0	1620	$1,995	$1.23	14d	1	0.79mi
1913 McKee Ct Anna, TX	3.0	2.0	1620	$1,999	$1.23	26d	1	0.80mi
925 Emerson Dr Anna, TX	3.0	2.0	1647	$2,050	$1.24	26d	1	0.80mi
909 Emerson Dr Anna, TX	3.0	2.0	1647	$2,085	$1.27	14d	1	0.84mi
808 Portina Dr Anna, TX	4.0	3.0	2250	$2,250	$1.00	45d	1	0.86mi
737 Santa Lucia Dr Anna, TX	4.0	2.5	1845	$2,350	$1.27	45d	1	0.86mi
1808 Willowhurst Ln Anna, TX	3.0	2.0	2114	$2,550	$1.21	8d	1	0.89mi
809 Jackel Dr Anna, TX	4.0	2.0	2025	$2,025	$1.00	9d	1	0.89mi
804 Emerson Dr Anna, TX	3.0	2.0	1640	$3,300	$2.01	45d	1	0.91mi
748 Thorncreek Dr Anna, TX	3.0	2.5	1715	$2,100	$1.22	0d	1	0.96mi
732 Thorncreek Dr Anna, TX	3.0	2.5	1954	$2,050	$1.05	26d	1	0.97mi
2100 Hardwick Dr Anna, TX	4.0	2.0	2025	$2,190	$1.08	26d	1	1.00mi
3036 Still Creek Ln Anna, TX	3.0	2.5	1675	$2,100	$1.25	45d	1	1.00mi
517 Amenduni Ln Anna, TX	4.0	2.0	1983	$2,345	$1.18	26d	1	1.01mi
509 Amenduni Ln Anna, TX	3.0	2.0	1800	$2,295	$1.27	26d	1	1.02mi
1817 Atwood Dr Anna, TX	4.0	2.0	1801	$2,100	$1.17	45d	1	1.02mi
2113 Atwood Dr Anna, TX	4.0	2.0	2006	$2,095	$1.04	14d	1	1.03mi
501 Amenduni Ln Anna, TX	4.0	2.0	1981	$2,250	$1.14	45d	1	1.04mi
311 Charleston Dr Anna, TX	3.0	2.0	1648	$1,850	$1.12	26d	1	1.04mi
1309 Lazy Grove Dr Anna, TX	4.0	2.0	1838	$2,295	$1.25	0d	1	1.06mi
2049 Helmoken Falls Dr Anna, TX	4.0	2.0	2180	$1,995	$0.92	5d	1	1.06mi
629 Harbor Oaks Dr Anna, TX	3.0	2.0	1620	$2,100	$1.30	45d	1	1.06mi
311 Olivia Ln Anna, TX	3.0	2.0	1601	$1,899	$1.19	5d	1	1.07mi
512 Tartane Dr Anna, TX	3.0	2.0	1974	$2,190	$1.11	45d	1	1.07mi
2105 Meadow Dr Anna, TX	4.0	2.0	2006	$2,075	$1.03	26d	1	1.08mi
2121 Meadow Dr Anna, TX	4.0	2.0	2006	$2,430	$1.21	4d	1	1.08mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	45d	1	1.10mi
324 Amenduni Ln Anna, TX	3.0	2.0	1796	$2,000	$1.11	26d	1	1.10mi
132 Stanley Falls Dr Anna, TX	3.0	2.0	1841	$1,995	$1.08	45d	1	1.10mi
613 Emerson Dr Anna, TX	4.0	2.0	1801	$2,050	$1.14	26d	1	1.10mi
1608 Helmoken Falls Dr Anna, TX	4.0	2.0	2010	$2,295	$1.14	3d	1	1.12mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 2 events

1. 2026-05-15
   status Pending 143-char remark
2. 2026-04-24
   listed $296,990 Active 143-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,826
• − Mortgage interest: −$16,636
• − Property taxes: −$4,455
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$480
• − Depreciation: −$8,640
• Taxable loss: −$9,162
• Est. tax savings @ 24.0%: +$2,199
• After-tax cash flow: $-1,718/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

2 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-04-24 Listed $296,990 NTREIS