1408 Westover Dr · Anson, TX 79501

$230,000

3 bd · 2.0 ba · 1,906 sqft · SingleFamily public records · 42 Days on market

Built 1960 8,102 sqft lot $121/sqft · 41% above area Est $163k · 41% over ↓ 4% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• Appreciation +7.1/10.0
• 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

Welcome to this charming ranch-style home located in the heart of Anson, offering comfort, space, and numerous updates throughout. Situated on an oversized lot shaded by mature trees, this well-maintained three-bedroom, two-bathroom property features an updated roof, a good water well, privacy fencing, and a two-car covered carport for added convenience. Inside, you are welcomed by fresh paint and upgraded flooring that create a warm and inviting atmosphere. The entryway opens into a formal living room, perfect for entertaining or relaxing with family. The bright and cheerful kitchen and breakfast area are filled with natural light and feature sliding glass doors leading to the spacious bac

Key facts

• Privacy fencing
• Ranch style home
• Good water well

Tags

• RANCH STYLE HOME
• OVERSIZED LOT
• UPDATED ROOF
• GOOD WATER WELL
• PRIVACY FENCING
• TWO CAR COVERED CARPORT

Property features AI

Finance

• Other: No known restrictions; Will not subdivide
• HOA & community: No association

Exterior

• Parking: Attached carport; 2 covered/carport spaces
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available; All-weather and asphalt road access
• Home design: Single-family residence; Residential property; One story; Accessible entrance and accessible grip; Preowned (built in 1960); Not attached to another property
• Construction: Siding exterior; Composition roof; Pillar/post/pier and slab foundation; Year built 1960
• Exterior features: Privacy wood fencing; Corner lot with landscaped yard; Large backyard with grass; A few trees; Interior lot

Interior

• Kitchen: Dishwasher; Electric range; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Natural gas heating; Other heating; Central air conditioning; Ceiling fans; Window unit(s); Electric cooling components
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; One living area; Two dining areas; Total of 10 rooms; One level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% 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-, 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 + $10k 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 $64k 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 42 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $162,939
• List price: $230,000
• Delta: 41.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Ave L	0.16mi	4/2.5 (+1)	1,980 (+4%)	8mo	$240,000	$121	73
1114 Avenue L	0.49mi	3/2.0	1,726 (-9%)	9mo	$109,900	$64	54
202 Ave I	0.40mi	4/2.0 (+1)	2,128 (+12%)	5mo	$75,000	$35	53
621 Avenue Q	0.29mi	4/2.0 (+1)	2,050 (+8%)	22mo	$199,000	$97	50
1428 Ave. M	0.71mi	3/2.0	1,969 (+3%)	17mo	$175,000	$89	47
7611 County Road 463	0.74mi	4/2.0 (+1)	1,938 (+2%)	24mo	$240,000	$124	38
1226 15th St	0.73mi	2/2.0 (-1)	1,770 (-7%)	19mo	$130,000	$73	34
1402 Avenue K	0.69mi	3/2.0	1,675 (-12%)	18mo	$45,000	$27	33

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: 21.5%
• Equity multiple: 2.30×
• Total profit: $83,462
• Equity at exit: $118,383

10-year hold

• IRR: 21.7%
• Equity multiple: 4.45×
• Total profit: $222,475
• Equity at exit: $195,051

Cash invested: $64,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,963 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$386 /mo · $4,634/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $653

Break-even live

Break-even rent $2,137

Max offer price $230,000

Occupancy floor 73%

Sensitivity live

Price	-10% $783	-5% $718	+0% $653	+5% $588	+10% $523
Rent	-10% $419	-5% $536	+0% $653	+5% $770	+10% $887
Rate	-1.0pp $769	-0.5pp $711	base $653	+0.5pp $593	+1.0pp $533

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $230,000 Active 42 DOM
2. 2026-06-18
   days on market $230,000 Active 41 DOM
3. 2026-06-17
   days on market $230,000 Active 40 DOM
4. 2026-06-16
   days on market $230,000 Active 39 DOM
5. 2026-06-15
   days on market $230,000 Active 38 DOM
6. 2026-06-14
   days on market $230,000 Active 36 DOM
7. 2026-06-13
   days on market $230,000 Active 35 DOM
8. 2026-06-10
   days on market $230,000 Active 33 DOM
9. 2026-06-09
   days on market $230,000 Active 32 DOM
10. 2026-06-09
    price $230,000 Active 31 DOM
11. 2026-06-08
    days on market $240,000 Active 31 DOM
12. 2026-06-07
    days on market $240,000 Active 30 DOM
13. 2026-06-03
    days on market $240,000 Active 26 DOM
14. 2026-06-02
    days on market $240,000 Active 25 DOM
15. 2026-06-01
    days on market $240,000 Active 24 DOM
16. 2026-05-31
    days on market $240,000 Active 23 DOM
17. 2026-05-30
    days on market $240,000 Active 22 DOM
18. 2026-05-08
    listed $240,000 Active 1275-char remark
19. 1995-07-13
    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: $4,634 · $386/mo
• Projected year-2 tax: $4,634 · $386/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 6 d/yr ≥106°F today · 19 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: $35,560
• − Mortgage interest: −$12,884
• − Property taxes: −$4,634
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,845
• − Management: −$2,845
• − Depreciation: −$6,691
• Taxable income: $4,512
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $6,752/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

-4.2% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $230,000 NTREIS
• 2026-05-08 Listed $240,000 NTREIS
• 1995-07-13 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,634 · +4.5% YoY. Source: county tax records.