1308 Avenue L · Anson, TX 79501

$85,000

3 bd · 1.5 ba · 1,694 sqft · SingleFamily public records · 21 Days on market

Built 1940 9,801 sqft lot Est $158k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Key facts

• 9,801 sq ft lot
• Built 1940
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $84k (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-, 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 $4k of equity ($588 loan paydown + $4k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.50% ✓
• Cap rate: 28.74%
• Cash-on-cash: 80.19%
• DSCR: 4.57
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $157,542
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Avenue L	0.14mi	3/2.0	1,726 (+2%)	9mo	$109,900	$64	81
1402 Avenue K	0.09mi	3/2.0	1,675 (-1%)	18mo	$45,000	$27	78
1500 Avenue M	0.14mi	3/2.0	1,600 (-6%)	12mo	$240,000	$150	72
1520 Avenue N	0.21mi	3/2.0	1,574 (-7%)	10mo	$60,000	$38	68
1720 Avenue K	0.26mi	2/1.0 (-1)	1,553 (-8%)	5mo	$74,900	$48	63
715 Avenue J	0.48mi	3/2.0	1,538 (-9%)	1mo	$249,999	$163	60
1719 21st St	0.58mi	3/2.0	1,789 (+6%)	3mo	$199,999	$112	59
1732 22nd St	0.60mi	3/2.5	1,646 (-3%)	5mo	$129,999	$79	59
531 Avenue N N	0.40mi	3/2.0	1,492 (-12%)	1mo	$189,900	$127	59
2212 Avenue N	0.60mi	4/2.0 (+1)	1,612 (-5%)	3mo	$180,000	$112	54
1902 Avenue J	0.42mi	4/2.0 (+1)	1,779 (+5%)	17mo	$165,000	$93	51
520 Avenue I	0.61mi	3/2.0	1,586 (-6%)	14mo	$75,000	$47	48

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: 85.5%
• Equity multiple: 5.91×
• Total profit: $116,880
• Equity at exit: $43,750

10-year hold

• IRR: 84.3%
• Equity multiple: 12.27×
• Total profit: $268,232
• Equity at exit: $72,084

Cash invested: $23,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,976 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$279 /mo · $3,354/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,590

Break-even live

Break-even rent $963

Max offer price $85,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,638	-5% $1,614	+0% $1,590	+5% $1,566	+10% $1,542
Rent	-10% $1,355	-5% $1,473	+0% $1,590	+5% $1,708	+10% $1,825
Rate	-1.0pp $1,633	-0.5pp $1,612	base $1,590	+0.5pp $1,568	+1.0pp $1,546

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 21 DOM
2. 2026-06-18
   days on market $85,000 Active 20 DOM
3. 2026-06-17
   days on market $85,000 Active 19 DOM
4. 2026-06-16
   days on market $85,000 Active 18 DOM
5. 2026-06-15
   price $85,000 Active 17 DOM
6. 2026-06-15
   days on market $98,500 Active 17 DOM
7. 2026-06-14
   days on market $98,500 Active 15 DOM
8. 2026-06-13
   days on market $98,500 Active 14 DOM
9. 2026-06-10
   days on market $98,500 Active 12 DOM
10. 2026-06-09
    days on market $98,500 Active 11 DOM
11. 2026-06-08
    days on market $98,500 Active 10 DOM
12. 2026-06-07
    days on market $98,500 Active 9 DOM
13. 2026-06-03
    days on market $98,500 Active 5 DOM
14. 2026-06-02
    days on market $98,500 Active 4 DOM
15. 2026-06-01
    days on market $98,500 Active 3 DOM
16. 2026-05-31
    days on market $98,500 Active 2 DOM
17. 2026-05-21
    listed $98,500 Active
18. 2022-10-06
    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: $3,354 · $279/mo
• Projected year-2 tax: $3,354 · $279/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $35,711
• − Mortgage interest: −$4,761
• − Property taxes: −$3,354
• − Insurance: −$425
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − Depreciation: −$2,473
• Taxable income: $18,985
• Est. tax owed @ 24.0%: −$4,556
• After-tax cash flow: $14,528/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

2 events — show timeline

• 2026-05-21 Listed $98,500 FSBO.com
• 2022-10-06 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,354 · +4.5% YoY. Source: county tax records.