Kitson Plan · Anna, TX 75409

$268,999

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 150 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.0/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Dog park
• Community gardens
• Clubhouse

Tags

• LARGE HOMESITES
• CLUBHOUSE
• SWIMMING POOL
• DOG PARK
• TRAILS
• COMMUNITY GARDENS

🏗️ New construction. The $268,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $335,366.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.1% below list).
• Recommended offer: $215k (20.1% below list) — sets the bar for 1% rule.

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: Sue Evelyn Rattan El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 655 students, 51% 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); 1833 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 97d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 150 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $214,980 (20.1% 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 150 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $335,366
• List price: $268,999
• Delta: -19.79%
• 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
1300 Meadow Spring Ln	0.07mi	3/2.0	1,464 (0%)	2mo	$272,999	$186	94
1304 Meadow Spring Ln	0.07mi	3/2.0	1,474 (+1%)	2mo	$264,999	$180	94
1329 Meadow Spring Ln	0.28mi	3/2.0	1,474 (+1%)	1mo	$280,999	$191	85
1321 Meadow Spring Ln	0.07mi	3/2.0	1,325 (-10%)	3mo	$260,999	$197	79
1317 Lazy Grove Dr	0.15mi	3/2.0	1,639 (+12%)	4mo	$321,000	$196	69
1220 Meadow Spring Ln	0.07mi	4/2.0 (+1)	1,670 (+14%)	2mo	$281,999	$169	66
1333 Meadow Spring Ln	0.07mi	4/2.0 (+1)	1,670 (+14%)	3mo	$293,999	$176	66
3009 Willow Terrace Ln	0.16mi	4/2.0 (+1)	1,670 (+14%)	0mo	$277,999	$166	64
3169 Ashbrook Ln	0.34mi	3/2.0	1,668 (+14%)	0mo	$359,343	$215	61
500 Thorn Creek Dr	0.39mi	3/2.0	1,667 (+14%)	2mo	$299,000	$179	57
200 Caper Meadow Dr	0.43mi	3/2.0	1,629 (+11%)	7mo	$299,849	$184	55
221 Thorn Creek Dr	0.46mi	3/2.0	1,668 (+14%)	1mo	$324,990	$195	55

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: -33.5%
• Equity multiple: -0.07×
• Total profit: $-100,055
• Equity at exit: $50,004

10-year hold

• IRR: -63.5%
• Equity multiple: -0.73×
• Total profit: $-162,131
• Equity at exit: $28,996

Cash invested: $93,902 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 17 under contract
• Months of supply: 16.7 mo (6%/mo absorbed)
• Median asking: $312,794 ($192/sqft)
• Median days on market: 121 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +19.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75409

• Home prices YoY: -20.1%
• Rents YoY: -1.9%
• Active inventory: 1833
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,759
• Tax est. 1.5%: −$419 /mo · $5,030/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-619

Break-even live

Break-even rent $2,934

Max offer price $245,753

Occupancy floor —

Sensitivity live

Price	-10% $-388	-5% $-503	+0% $-619	+5% $-735	+10% $-851
Rent	-10% $-789	-5% $-704	+0% $-619	+5% $-534	+10% $-449
Rate	-1.0pp $-450	-0.5pp $-534	base $-619	+0.5pp $-706	+1.0pp $-795

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: $83,841
• Closing costs: $10,061
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Gladespring Ln Anna, TX	3.0	2.0	1605	$2,200	$1.37	123d	1	0.06mi
1309 Lazy Grove Dr Anna, TX	4.0	2.0	1838	$2,295	$1.25	128d	1	0.12mi
1309 Lazy Grove Dr Anna, TX	4.0	2.0	1838	$2,295	$1.25	81d	1	0.12mi
1200 Morning Dew Dr Anna, TX	4.0	2.0	1852	$2,200	$1.19	84d	1	0.16mi
809 Lonerock Dr Anna, TX	3.0	2.5	1685	$1,970	$1.17	10d	1	0.23mi
3036 Still Creek Ln Anna, TX	3.0	2.5	1675	$2,100	$1.25	184d	1	0.24mi
3321 Riverlawn Dr Anna, TX	3.0	2.0	1698	$2,150	$1.27	74d	1	0.26mi
3313 Cross Shore Dr Anna, TX	3.0	2.0	1700	$1,995	$1.17	184d	1	0.27mi
1105 Mistybrook Dr Anna, TX	4.0	2.0	1852	$2,100	$1.13	115d	1	0.27mi
3057 Ashbrook Ln Anna, TX	3.0	2.0	1460	$1,900	$1.30	121d	1	0.30mi
3032 Ashbrook Ln Anna, TX	3.0	2.0	1505	$2,095	$1.39	10d	1	0.30mi
3333 Cross Shore Dr Anna, TX	3.0	2.0	1700	$2,190	$1.29	96d	1	0.31mi
3037 Ashbrook Ln Anna, TX	3.0	2.0	1490	$1,800	$1.21	85d	1	0.32mi
125 S Standridge Blvd Anna, TX	2.0	1.0–2.0	1029	$2,542	$2.47	0d	56	0.63mi
220 N Buddy Hayes Blvd Unit 023 Anna, TX	2.0	2.0	1098	$1,724	$1.57	113d	1	0.86mi
220 N Buddy Hayes Blvd Unit 023 Anna, TX	2.0	2.0	1098	$1,724	$1.57	10d	1	0.86mi
201 N Buddy Hayes Blvd Unit 817 Anna, TX	2.0	2.0	1085	$1,461	$1.35	146d	1	0.86mi
220 N Buddy Hayes Blvd Unit 023 Anna, TX	2.0	2.0	1098	$1,724	$1.57	184d	1	0.86mi
151 S Buddy Hayes Blvd Anna, TX	1.0–2.0	1.0–2.0	873	$1,948	$2.23	0d	6	0.89mi
240 Creekview Dr Anna, TX	3.0	2.0	1719	$1,620	$0.94	7d	1	1.08mi
2406 Hillside Dr Anna, TX	3.0	2.0	1735	$1,695	$0.98	5d	1	1.09mi
2200 N Buddy Hayes Blvd Anna, TX	1.0–3.0	1.0–2.0	1131	$2,063	$1.82	0d	6	1.12mi
132 Stanley Falls Dr Anna, TX	3.0	2.0	1841	$1,995	$1.08	184d	1	1.14mi
300 Creekside Dr Anna, TX	3.0	2.0	1384	$1,850	$1.34	144d	1	1.14mi
300 Creekside Dr Anna, TX	3.0	2.0	1384	$1,850	$1.34	140d	1	1.14mi
2200 N Buddy Hayes Blvd Unit 022 Anna, TX	2.0	2.0	1195	$1,749	$1.46	21d	1	1.14mi
409 Creekview Dr Anna, TX	3.0	2.0	1384	$1,720	$1.24	71d	1	1.17mi
419 Creekview Dr Anna, TX	3.0	2.0	1735	$1,895	$1.09	96d	1	1.19mi
250 Stanley Falls Dr Anna, TX	3.0	2.0	1866	$1,700	$0.91	10d	1	1.21mi
2506 Parkview Dr Anna, TX	4.0	2.0	1829	$1,972	$1.08	3d	1	1.24mi
2101 Athabasca Falls Dr Anna, TX	3.0	2.0	1684	$1,900	$1.13	184d	1	1.24mi
2410 Parkview Dr Anna, TX	3.0	2.0	1735	$1,950	$1.12	116d	1	1.26mi
413 Hilltop Dr Anna, TX	3.0	2.0	1267	$1,695	$1.34	133d	1	1.26mi
413 Hilltop Dr Anna, TX	3.0	2.0	1266	$1,695	$1.34	130d	1	1.26mi
509 Creekside Dr Anna, TX	3.0	2.0	1384	$1,950	$1.41	3d	1	1.26mi
509 Creekside Dr Anna, TX	3.0	2.0	1384	$1,985	$1.43	14d	1	1.26mi
421 Stanley Falls Dr Anna, TX	3.0	2.5	1672	$1,695	$1.01	38d	1	1.29mi
421 Stanley Falls Dr Anna, TX	3.0	2.5	1672	$1,899	$1.14	147d	1	1.29mi
900 S Buddy Hayes Blvd Anna, TX	1.0–2.0	1.0–2.0	1006	$2,040	$2.03	0d	50	1.30mi
2117 Mantua Farm Blvd Anna, TX	3.0	2.0	1646	$1,990	$1.21	163d	1	1.31mi

Property features AI

Finance

• Other: Address: Anna, TX 75409
• Financial info: List price $52,000

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Single-family plan homeEntry level: Kitson Plan
• Exterior features: Living area approximately 1,464

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Kitson (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $268,999 Active 150 DOM
2. 2026-11-07
   days on market $268,999 Active 149 DOM
3. 2026-11-06
   days on market $268,999 Active 148 DOM
4. 2026-11-05
   days on market $268,999 Active 147 DOM
5. 2026-11-04
   days on market $268,999 Active 146 DOM
6. 2026-11-02
   days on market $268,999 Active 144 DOM
7. 2026-11-01
   days on market $268,999 Active 143 DOM
8. 2026-10-31
   days on market $268,999 Active 142 DOM
9. 2026-10-30
   days on market $268,999 Active 141 DOM
10. 2026-10-29
    days on market $268,999 Active 140 DOM
11. 2026-10-28
    days on market $268,999 Active 139 DOM
12. 2026-10-27
    days on market $268,999 Active 138 DOM
13. 2026-10-26
    days on market $268,999 Active 137 DOM
14. 2026-10-26
    days on market $268,999 Active 136 DOM
15. 2026-10-24
    days on market $268,999 Active 135 DOM
16. 2026-10-23
    days on market $268,999 Active 134 DOM
17. 2026-10-22
    days on market $268,999 Active 133 DOM
18. 2026-10-21
    days on market $268,999 Active 132 DOM
19. 2026-10-20
    days on market $268,999 Active 131 DOM
20. 2026-10-19
    days on market $268,999 Active 130 DOM
21. 2026-10-18
    days on market $268,999 Active 129 DOM
22. 2026-10-17
    days on market $268,999 Active 128 DOM
23. 2026-10-16
    days on market $268,999 Active 127 DOM
24. 2026-10-15
    price $268,999 Active 126 DOM
25. 2026-10-15
    days on market $260,999 Active 126 DOM
26. 2026-10-14
    days on market $260,999 Active 125 DOM
27. 2026-10-13
    days on market $260,999 Active 124 DOM
28. 2026-10-12
    days on market $260,999 Active 123 DOM
29. 2026-10-11
    days on market $260,999 Active 122 DOM
30. 2026-10-10
    days on market $260,999 Active 121 DOM
31. 2026-10-09
    days on market $260,999 Active 120 DOM
32. 2026-10-08
    days on market $260,999 Active 119 DOM
33. 2026-10-07
    days on market $260,999 Active 118 DOM
34. 2026-10-06
    days on market $260,999 Active 117 DOM
35. 2026-10-05
    days on market $260,999 Active 116 DOM
36. 2026-10-04
    days on market $260,999 Active 115 DOM
37. 2026-10-03
    days on market $260,999 Active 114 DOM
38. 2026-10-02
    days on market $260,999 Active 113 DOM
39. 2026-10-01
    days on market $260,999 Active 112 DOM
40. 2026-09-30
    days on market $260,999 Active 111 DOM
41. 2026-09-29
    days on market $260,999 Active 110 DOM
42. 2026-09-28
    days on market $260,999 Active 109 DOM
43. 2026-09-27
    days on market $260,999 Active 108 DOM
44. 2026-09-26
    days on market $260,999 Active 107 DOM
45. 2026-09-25
    days on market $260,999 Active 106 DOM
46. 2026-09-24
    days on market $260,999 Active 105 DOM
47. 2026-09-23
    days on market $260,999 Active 104 DOM
48. 2026-09-22
    days on market $260,999 Active 103 DOM
49. 2026-09-21
    days on market $260,999 Active 102 DOM
50. 2026-09-20
    days on market $260,999 Active 101 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,798
• − Mortgage interest: −$18,786
• − Property taxes: −$5,030
• − Insurance: −$1,677
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$9,756
• Taxable loss: −$13,579
• Est. tax savings @ 24.0%: +$3,259
• After-tax cash flow: $-4,173/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-level home is in excellent condition with a spacious open floorplan and a well-maintained exterior. It is move-in ready and would benefit from some landscaping and painting to further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home look new ↑
• Both Lighting — Improves ambiance and safety ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Sue Evelyn Rattan El F TX #1,283/4,322 Nat'l #17,525/41,679 Middle Anna Middle F TX #717/1,662 Nat'l #6,571/14,009 High Anna H S C TX #327/1,632 Nat'l #4,023/17,239

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

B Composite livability gradescore 75/100

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 · 1,210,074 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: 16% of renters

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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%

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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%
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 2%

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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

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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

Property features AI

Finance

• Other: Address: Anna, TX 75409
• Financial info: List price $52,000

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Single-family plan homeEntry level: Kitson Plan
• Exterior features: Living area approximately 1,464

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Kitson (new construction plan)