11133 County Road 356 · Anson, TX 79501

$419,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 4 Days on market

Built 2003 27 ac lot

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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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Excellent remodel on this 3 bedroom 2 bath home features new flooring throughout, fresh paint, and new countertops! Home sits on 17 acres of heavily wooded land making this little oasis extremely quiet and private! Plenty of room for a shop, guest quarters, hunting, or an FFA project! There is 40 additional acres available for purchase as well. 20 acre tracts for $100,000 or 40 acres for $160,000, or make an offer for the whole property!

Key facts

• Above ground pool
• Dedicated rv setup
• Heavily wooded areas

Tags

• UPDATED KITCHEN
• ABOVE GROUND POOL
• DEDICATED RV SETUP
• CLEARED PASTURE
• HEAVILY WOODED AREAS
• EXCELLENT ACCESS

Property features AI

Finance

• Other: Property is not attached (detached); Will not subdivide
• HOA & community: No HOA / association

Exterior

• Parking: Driveway; Gravel parking
• Security: Smoke detector(s); Carbon monoxide detector(s); Fire alarm; Security lights
• Utilities: Co-op electric; Co-op water; Septic
• Home design: Single family residence; Residential property; One story
• Construction: Built in 2003
• Exterior features: Covered patio/porch; Above-ground outdoor pool with pump; Fenced pool area

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Granite counters; Pantry
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Decorative lighting; Granite counters; Pantry; High-speed internet available; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $420k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (31.0% below list).
• Recommended offer: $290k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 12.2% in Anson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Anson Middle (math 37% / reading 37%, grade F, #756 of 1,662 statewide, top 47%, 167 students, 65% FRL); Anson H S (math 47% / reading 44%, grade D-, #630 of 1,632 statewide, top 39%, 217 students, 51% FRL).
• Market conditions: 73 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 $20k of equity ($3k loan paydown + $17k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: severe 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 $289,661 (31.0% 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. 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. 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?
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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 12.1

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: 9.0%
• Equity multiple: 1.55×
• Total profit: $64,933
• Equity at exit: $216,127

10-year hold

• IRR: 11.0%
• Equity multiple: 2.84×
• Total profit: $216,266
• Equity at exit: $356,095

Cash invested: $117,572 (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: 73
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,897 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-174

Break-even live

Break-even rent $3,117

Max offer price $389,096

Occupancy floor —

Sensitivity live

Price	-10% $63	-5% $-56	+0% $-174	+5% $-293	+10% $-412
Rent	-10% $-403	-5% $-289	+0% $-174	+5% $-60	+10% $54
Rate	-1.0pp $37	-0.5pp $-68	base $-174	+0.5pp $-283	+1.0pp $-394

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $419,900 Active 4 DOM
2. 2026-06-19
   days on market $419,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $419,900 Active 1 DOM

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $7,684 · $640/mo
• Expected delta: +$6,655/yr (+$555/mo · 646.9%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $34,759
• − Mortgage interest: −$23,521
• − Property taxes: −$1,029
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − Depreciation: −$12,215
• Taxable loss: −$9,667
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $228/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

• 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

+162.4% since first listed

6 events — show timeline

• 2026-06-16 Listed $419,900 NTREIS
• 2022-03-28 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-21 Pending — NTREIS
• 2022-02-11 Contingent — NTREIS
• 2022-02-08 Listed $160,000 NTREIS

Property tax history

+6.2%/yr

Latest (2022): $1,029 · +7.8% YoY. Source: county tax records.