Compass Plan · Anna, TX 75409

$269,990

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 231 Days on market

↓ 8% since listing

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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 +5.7/30.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Designed for comfort, the single-story Compass offers a smart, streamlined layout that feels both spacious and thoughtfully connected. From the inviting front porch to the bright, open living areas, this home is made for the way you live today. At the heart of the home, the spacious kitchen flows seamlessly into the casual dining area and great room, creating a natural gathering space for everyday moments and special occasions alike. The private primary suite is tucked at the rear of the home, offering a relaxing retreat with a generously sized bedroom, well-appointed bath, and a large closet for easy organization. Two additional bedrooms are centrally located, sharing a full bath and offering comfort and convenience for family members, guests, or your favorite hobbies. Just off the foyer, a dedicated laundry room adds function to your daily routine and a generously sized pantry in the kitchen offers storage and convenience. With its efficient layout, modern flow, and inviting spaces, the Compass is ideal for those who want a home that lives large without feeling overwhelming. Whether you're just beginning your journey or looking to simplify without compromise, the Compass offers the perfect place to settle in, feel grounded, and move confidently toward what's next.

Key facts

• Single-story layout
• Inviting front porch
• Spacious kitchen

Tags

• SINGLE-STORY LAYOUT
• INVITING FRONT PORCH
• SPACIOUS KITCHEN
• CASUAL DINING AREA
• GREAT ROOM
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,513.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-670 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (25.0% below list).
• Recommended offer: $203k (25.0% 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.
• Van Alstyne ISD (rural): math 62% / reading 59% proficiency, ranked #51 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.9%/yr); 1199 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 231 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,577 (25.0% 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. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.62% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.74%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $328,513
• List price: $269,990
• Delta: -17.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2910 Plum Creek Rd	0.22mi	3/2.0	1,520 (+9%)	7mo	$314,990	$207	70
2913 Kimberwick	0.14mi	3/2.0	1,520 (+9%)	13mo	$314,990	$207	68
2919 Plum Creek Rd	0.19mi	3/2.0	1,520 (+9%)	13mo	$309,990	$204	66
2916 Kimberwick Dr	0.16mi	3/2.0	1,520 (+9%)	16mo	$299,990	$197	65
2614 Hawkins St	0.50mi	3/2.0	1,427 (+2%)	10mo	$322,168	$226	65
2529 Freeman St	0.47mi	3/2.0	1,518 (+8%)	2mo	$319,990	$211	62
2845 Kimberwick Dr	0.15mi	3/2.0	1,520 (+9%)	22mo	$346,139	$228	61
2634 Hawkins St	0.51mi	3/2.0	1,427 (+2%)	18mo	$319,990	$224	58
2600 Freeman St	0.44mi	3/2.0	1,518 (+8%)	18mo	$349,990	$231	50

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: -35.1%
• Equity multiple: -0.11×
• Total profit: $-101,807
• Equity at exit: $48,982

10-year hold

• IRR: -69.1%
• Equity multiple: -0.81×
• Total profit: $-166,412
• Equity at exit: $28,404

Cash invested: $91,984 (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 75409

• Home prices YoY: -20.1%
• Rents YoY: -1.9%
• Active inventory: 1199
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,723
• Tax est. 1.5%: −$411 /mo · $4,928/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-670

Break-even live

Break-even rent $2,874

Max offer price $231,574

Occupancy floor —

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: $82,128
• Closing costs: $9,855
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Parker Rd Anna, TX	3.0	2.0	1700	$1,890	$1.11	44d	1	1.15mi
3004 Parker Rd Anna, TX	4.0	2.0	1656	$1,890	$1.14	3d	1	1.15mi
— , TX	3.0	2.0	1619	$1,795	$1.11	44d	1	1.15mi
319 Elam Dr Anna, TX	4.0	2.0	1645	$2,000	$1.22	1d	1	1.17mi
314 Foster Ln Anna, TX	4.0	2.0	1658	$1,850	$1.12	44d	1	1.20mi
228 Ryan St Anna, TX	3.0	2.0	1658	$1,950	$1.18	21d	1	1.25mi
204 Lamont Rd Anna, TX	4.0	2.0	1678	$1,950	$1.16	44d	1	1.31mi
216 Mill St Anna, TX	3.0	2.0	1597	$1,850	$1.16	18d	1	1.33mi
208 Harvey St Anna, TX	3.0	2.0	1656	$1,795	$1.08	25d	1	1.36mi
149 Lamont Rd Anna, TX	4.0	2.0	1656	$1,900	$1.15	25d	1	1.38mi
2406 Fall Ct Anna, TX	4.0	2.0	1645	$1,900	$1.16	19d	1	1.44mi
231 Park Ave Anna, TX	4.0	2.0	1645	$2,150	$1.31	17d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $269,990 Active 231 DOM
2. 2026-06-17
   days on market $269,990 Active 230 DOM
3. 2026-06-16
   days on market $269,990 Active 229 DOM
4. 2026-06-15
   days on market $269,990 Active 228 DOM
5. 2026-06-13
   days on market $269,990 Active 226 DOM
6. 2026-06-13
   days on market $269,990 Active 225 DOM
7. 2026-06-09
   days on market $269,990 Active 222 DOM
8. 2026-06-08
   days on market $269,990 Active 221 DOM
9. 2026-06-07
   days on market $269,990 Active 220 DOM
10. 2026-06-04
    days on market $269,990 Active 217 DOM
11. 2026-06-03
    days on market $269,990 Active 216 DOM
12. 2026-06-02
    days on market $269,990 Active 215 DOM
13. 2026-06-01
    days on market $269,990 Active 214 DOM
14. 2026-05-31
    days on market $269,990 Active 213 DOM
15. 2026-04-22
    price $269,990 1286-char remark

    Show marketing remark (1286 chars)

    Designed for comfort, the single-story Compass offers a smart, streamlined layout that feels both spacious and thoughtfully connected. From the inviting front porch to the bright, open living areas, this home is made for the way you live today. At the heart of the home, the spacious kitchen flows seamlessly into the casual dining area and great room, creating a natural gathering space for everyday moments and special occasions alike. The private primary suite is tucked at the rear of the home, offering a relaxing retreat with a generously sized bedroom, well-appointed bath, and a large closet for easy organization. Two additional bedrooms are centrally located, sharing a full bath and offering comfort and convenience for family members, guests, or your favorite hobbies. Just off the foyer, a dedicated laundry room adds function to your daily routine and a generously sized pantry in the kitchen offers storage and convenience. With its efficient layout, modern flow, and inviting spaces, the Compass is ideal for those who want a home that lives large without feeling overwhelming. Whether you're just beginning your journey or looking to simplify without compromise, the Compass offers the perfect place to settle in, feel grounded, and move confidently toward what's next.

16. 2026-01-07
    price $289,990 1286-char remark

    Show marketing remark (1286 chars)

    Designed for comfort, the single-story Compass offers a smart, streamlined layout that feels both spacious and thoughtfully connected. From the inviting front porch to the bright, open living areas, this home is made for the way you live today. At the heart of the home, the spacious kitchen flows seamlessly into the casual dining area and great room, creating a natural gathering space for everyday moments and special occasions alike. The private primary suite is tucked at the rear of the home, offering a relaxing retreat with a generously sized bedroom, well-appointed bath, and a large closet for easy organization. Two additional bedrooms are centrally located, sharing a full bath and offering comfort and convenience for family members, guests, or your favorite hobbies. Just off the foyer, a dedicated laundry room adds function to your daily routine and a generously sized pantry in the kitchen offers storage and convenience. With its efficient layout, modern flow, and inviting spaces, the Compass is ideal for those who want a home that lives large without feeling overwhelming. Whether you're just beginning your journey or looking to simplify without compromise, the Compass offers the perfect place to settle in, feel grounded, and move confidently toward what's next.

17. 2025-10-30
    listed $294,990 Active 1286-char remark

    Show marketing remark (1286 chars)

    Designed for comfort, the single-story Compass offers a smart, streamlined layout that feels both spacious and thoughtfully connected. From the inviting front porch to the bright, open living areas, this home is made for the way you live today. At the heart of the home, the spacious kitchen flows seamlessly into the casual dining area and great room, creating a natural gathering space for everyday moments and special occasions alike. The private primary suite is tucked at the rear of the home, offering a relaxing retreat with a generously sized bedroom, well-appointed bath, and a large closet for easy organization. Two additional bedrooms are centrally located, sharing a full bath and offering comfort and convenience for family members, guests, or your favorite hobbies. Just off the foyer, a dedicated laundry room adds function to your daily routine and a generously sized pantry in the kitchen offers storage and convenience. With its efficient layout, modern flow, and inviting spaces, the Compass is ideal for those who want a home that lives large without feeling overwhelming. Whether you're just beginning your journey or looking to simplify without compromise, the Compass offers the perfect place to settle in, feel grounded, and move confidently toward what's next.

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

Taxation est. · year 1

• Rental income: $24,309
• − Mortgage interest: −$18,402
• − Property taxes: −$4,928
• − Insurance: −$1,643
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$9,557
• Taxable loss: −$14,109
• Est. tax savings @ 24.0%: +$3,386
• After-tax cash flow: $-4,653/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: Van Alstyne ISD
• NCES district ID: 4843890
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $68,451
• Composite: 53.28/100
• National rank: #1491
• State rank: #51 of 826 in TX

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

• County: Collin County · 1,159,394 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: 454.0

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%

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%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 2%

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

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

-8.5% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $269,990 Zillow
• 2026-01-07 Price Changed $289,990 Zillow
• 2025-10-30 Listed $294,990 Zillow