911 23rd St · Anson, TX 79501

$225,000

2 bd · 1.0 ba · 1,823 sqft · SingleFamily public records · 22 Days on market

Built 1908 0.85 ac lot Est $162k · 39% over

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• Appreciation +7.1/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Step into the charm and character of a bygone era with this 1908 historic home that old-house enthusiasts are sure to adore. Filled with timeless details, the home features original moulding, beautiful hardwood floors, and the kind of warmth and personality that simply cannot be replicated in newer construction. This home offers 2 bedrooms, 1 spacious bathroom, and an additional bonus room that would make the perfect reading nook, office, or extra sleeping space for guests. Cozy yet functional, the layout provides flexibility while maintaining the home’s historic charm. Lovingly maintained and move in ready, the property blends vintage appeal with important modern updates, including a

Key facts

• Updated hvac system
• Original moulding
• Sprinkler system

Tags

• HISTORIC HOME
• ORIGINAL MOULDING
• HARDWOOD FLOORS
• UPDATED HVAC SYSTEM
• SPRINKLER SYSTEM
• NEW ROOF

Property features AI

Finance

• Other: Directions: From Hwy 277 turn onto 23rd Street; home is on the south side of the road.
• Financial info: Listing terms: Cash or Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Circular driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Built in 1908; Property is attached
• Construction: Wood construction; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Fenced yard; Lot about 0.85 acre

Interior

• Kitchen: Dishwasher; Eat-in kitchen layout
• Bedrooms: Primary bedroom on main level; Additional bedroom(s) on main level; Total of 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Cedar closet(s); Eat-in kitchen; High-speed internet available; Bay window(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% 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-, employment D, amenities F.
• 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.
• Zoned schools: Anson El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 368 students, 68% FRL).
• 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 $11k of equity ($2k loan paydown + $9k 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 $63k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $162,247
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 21st St	0.56mi	3/2.0 (+1)	1,789 (-2%)	3mo	$199,999	$112	59
1720 Avenue K	0.43mi	2/1.0	1,553 (-15%)	5mo	$74,900	$48	51
1226 15th St	0.59mi	2/2.0	1,770 (-3%)	19mo	$130,000	$73	48
2131 Avenue O	0.44mi	3/2.0 (+1)	1,727 (-5%)	22mo	$179,900	$104	43
1732 22nd St	0.55mi	3/2.5 (+1)	1,646 (-10%)	5mo	$129,999	$79	43
2306 County Road 475	0.47mi	3/2.0 (+1)	2,048 (+12%)	8mo	$399,900	$195	42
1402 Avenue K	0.61mi	3/2.0 (+1)	1,675 (-8%)	18mo	$45,000	$27	34
1428 Ave. M	0.64mi	3/2.0 (+1)	1,969 (+8%)	17mo	$175,000	$89	34
1500 Avenue M	0.61mi	3/2.0 (+1)	1,600 (-12%)	12mo	$240,000	$150	32
1520 Avenue N	0.62mi	3/2.0 (+1)	1,574 (-14%)	10mo	$60,000	$38	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.13×
• Total profit: $70,963
• Equity at exit: $115,810

10-year hold

• IRR: 19.1%
• Equity multiple: 4.09×
• Total profit: $194,454
• Equity at exit: $190,811

Cash invested: $63,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,606 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$313 /mo · $3,762/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $472

Break-even live

Break-even rent $2,009

Max offer price $225,000

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $225,000 Active 22 DOM
2. 2026-06-18
   days on market $225,000 Active 21 DOM
3. 2026-06-17
   days on market $225,000 Active 20 DOM
4. 2026-06-16
   days on market $225,000 Active 19 DOM
5. 2026-06-15
   days on market $225,000 Active 18 DOM
6. 2026-06-14
   days on market $225,000 Active 16 DOM
7. 2026-06-13
   days on market $225,000 Active 15 DOM
8. 2026-06-10
   days on market $225,000 Active 13 DOM
9. 2026-06-09
   days on market $225,000 Active 12 DOM
10. 2026-06-08
    days on market $225,000 Active 11 DOM
11. 2026-06-07
    days on market $225,000 Active 10 DOM
12. 2026-06-03
    days on market $225,000 Active 6 DOM
13. 2026-06-02
    days on market $225,000 Active 5 DOM
14. 2026-06-01
    days on market $225,000 Active 4 DOM
15. 2026-05-31
    days on market $225,000 Active 3 DOM
16. 2026-05-30
    days on market $225,000 Active 2 DOM
17. 2026-05-28
    listed $225,000 Active

ⓘ 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: $3,762 · $313/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$356/yr (+$30/mo · 9.5%)

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

Taxation est. · year 1

• Rental income: $31,273
• − Mortgage interest: −$12,603
• − Property taxes: −$3,762
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − Depreciation: −$6,545
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $5,124/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: 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

1 event — show timeline

• 2026-05-28 Listed $225,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $3,762 · +4.0% YoY. Source: county tax records.