2032 Avenue L · Anson, TX 79501

$255,000

4 bd · 3.0 ba · 2,160 sqft · Manufactured public records · 143 Days on market

Built 2023 Good condition 0.64 ac lot ↓ 19% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

2023 Manufactured Double wide home. Welcome to a beautiful and modernly styled home offering 4-bedroom, 3-baths with an open floor plan, large kitchen island, walk-in pantry, and oversized laundry room. The primary suite offers dual walk-in closets and a luxurious bath with soaking tub and separate shower. The property features an existing water well (the home currently uses city water) and a RV hookup, making it a versatile home with endless potential! This property is settled on a double lot. Located within the Abilene metropolitan area, Anson provides residents with a tranquil rural setting while maintaining proximity to urban conveniences. Survey is available. The shop on the corner at 2002 Avenue L is also for sale separately MLS 21164409.

Key facts

• Large kitchen island
• Dual walk-in closets
• Soaking tub

Tags

• LARGE KITCHEN ISLAND
• WALK-IN PANTRY
• OVERSIZED LAUNDRY ROOM
• DUAL WALK-IN CLOSETS
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, schools D, employment D.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $11k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.33×
• Total profit: $95,203
• Equity at exit: $131,251

10-year hold

• IRR: 22.2%
• Equity multiple: 4.54×
• Total profit: $252,599
• Equity at exit: $216,252

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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,466 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$530 /mo · $6,363/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $765

Break-even live

Break-even rent $2,498

Max offer price $255,000

Occupancy floor 73%

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: —

Listing history 33 events

1. 2026-06-19
   days on market $255,000 Active 143 DOM
2. 2026-06-18
   days on market $255,000 Active 142 DOM
3. 2026-06-17
   days on market $255,000 Active 141 DOM
4. 2026-06-16
   days on market $255,000 Active 140 DOM
5. 2026-06-15
   days on market $255,000 Active 139 DOM
6. 2026-06-14
   days on market $255,000 Active 137 DOM
7. 2026-06-13
   days on market $255,000 Active 136 DOM
8. 2026-06-10
   days on market $255,000 Active 134 DOM
9. 2026-06-09
   days on market $255,000 Active 133 DOM
10. 2026-06-08
    days on market $255,000 Active 132 DOM
11. 2026-06-07
    days on market $255,000 Active 131 DOM
12. 2026-06-03
    days on market $255,000 Active 127 DOM
13. 2026-06-02
    days on market $255,000 Active 126 DOM
14. 2026-06-01
    days on market $255,000 Active 125 DOM
15. 2026-05-31
    days on market $255,000 Active 124 DOM
16. 2026-05-30
    days on market $255,000 Active 123 DOM
17. 2026-05-14
    price $255,000 754-char remark

    Show marketing remark (754 chars)

    2023 Manufactured Double wide home. Welcome to a beautiful and modernly styled home offering 4-bedroom, 3-baths with an open floor plan, large kitchen island, walk-in pantry, and oversized laundry room. The primary suite offers dual walk-in closets and a luxurious bath with soaking tub and separate shower. The property features an existing water well (the home currently uses city water) and a RV hookup, making it a versatile home with endless potential! This property is settled on a double lot. Located within the Abilene metropolitan area, Anson provides residents with a tranquil rural setting while maintaining proximity to urban conveniences. Survey is available. The shop on the corner at 2002 Avenue L is also for sale separately MLS 21164409.

18. 2026-03-18
    price $260,000 754-char remark

    Show marketing remark (754 chars)

    2023 Manufactured Double wide home. Welcome to a beautiful and modernly styled home offering 4-bedroom, 3-baths with an open floor plan, large kitchen island, walk-in pantry, and oversized laundry room. The primary suite offers dual walk-in closets and a luxurious bath with soaking tub and separate shower. The property features an existing water well (the home currently uses city water) and a RV hookup, making it a versatile home with endless potential! This property is settled on a double lot. Located within the Abilene metropolitan area, Anson provides residents with a tranquil rural setting while maintaining proximity to urban conveniences. Survey is available. The shop on the corner at 2002 Avenue L is also for sale separately MLS 21164409.

19. 2026-02-02
    price $263,000 754-char remark

    Show marketing remark (754 chars)

    2023 Manufactured Double wide home. Welcome to a beautiful and modernly styled home offering 4-bedroom, 3-baths with an open floor plan, large kitchen island, walk-in pantry, and oversized laundry room. The primary suite offers dual walk-in closets and a luxurious bath with soaking tub and separate shower. The property features an existing water well (the home currently uses city water) and a RV hookup, making it a versatile home with endless potential! This property is settled on a double lot. Located within the Abilene metropolitan area, Anson provides residents with a tranquil rural setting while maintaining proximity to urban conveniences. Survey is available. The shop on the corner at 2002 Avenue L is also for sale separately MLS 21164409.

20. 2026-01-27
    listed $265,000 Active 754-char remark

    Show marketing remark (754 chars)

    2023 Manufactured Double wide home. Welcome to a beautiful and modernly styled home offering 4-bedroom, 3-baths with an open floor plan, large kitchen island, walk-in pantry, and oversized laundry room. The primary suite offers dual walk-in closets and a luxurious bath with soaking tub and separate shower. The property features an existing water well (the home currently uses city water) and a RV hookup, making it a versatile home with endless potential! This property is settled on a double lot. Located within the Abilene metropolitan area, Anson provides residents with a tranquil rural setting while maintaining proximity to urban conveniences. Survey is available. The shop on the corner at 2002 Avenue L is also for sale separately MLS 21164409.

21. 2025-12-23
    historical
22. 2025-10-09
    listed $265,000 Active
23. 2025-09-06
    historical
24. 2025-07-30
    price $265,000
25. 2025-06-02
    price $344,500
26. 2025-05-12
    price $279,000
27. 2025-04-15
    price $281,000
28. 2025-03-24
    price $286,000
29. 2025-03-07
    listed $291,000 Active
30. 2025-02-15
    historical
31. 2024-11-27
    price $295,000
32. 2024-10-17
    listed $315,000 Active
33. 1997-08-18
    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: $6,363 · $530/mo
• Projected year-2 tax: $6,363 · $530/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,597
• − Mortgage interest: −$14,284
• − Property taxes: −$6,363
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,328
• − Management: −$3,328
• − Depreciation: −$7,418
• Taxable income: $5,601
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $7,832/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 · 12 photos

Good 80/100 Cosmetic rehab

This modern manufactured home in Anson, TX is in good condition with a good condition score of 80. It has a good roof, exterior, flooring, and interior walls/paint. The home is move-in ready with minor cosmetic updates needed for the exterior and gutters.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can add value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and can add value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 of 826 in TX

Livability — Anson

• Score: 70/100
• State rank: #377
• US rank: #7976

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anson, TX
• City population: 2,635
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• 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

-19.0% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $255,000 NTREIS
• 2026-03-18 Price Changed $260,000 NTREIS
• 2026-02-02 Price Changed $263,000 NTREIS
• 2026-01-27 Listed $265,000 NTREIS
• 2025-12-23 Listing Removed — NTREIS
• 2025-10-09 Listed $265,000 NTREIS
• 2025-09-06 Listing Removed — NTREIS
• 2025-07-30 Price Changed $265,000 NTREIS
• 2025-06-02 Price Changed $344,500 NTREIS
• 2025-05-12 Price Changed $279,000 NTREIS
• 2025-04-15 Price Changed $281,000 NTREIS
• 2025-03-24 Price Changed $286,000 NTREIS
• 2025-03-07 Listed $291,000 NTREIS
• 2025-02-15 Listing Removed — NTREIS
• 2024-11-27 Price Changed $295,000 NTREIS
• 2024-10-17 Listed $315,000 NTREIS
• 1997-08-18 Sold (Public Records) — Public Records

Property tax history

+19.0%/yr

Latest (2025): $6,363 · +19.0% YoY. Source: county tax records.