Is 2607 Stowers St in Anna, TX a good investment?

CashFlowRE grades it D- with a 4.5% cap rate and $-429/mo modeled cash flow at a $284,890 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2607 Stowers St?

The modeled cap rate is 4.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,018/month, from CashFlowRE's rent model.

D- Composite 38.42

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).

ARV discount +12.1/15.0
Cash flow +6.9/30.0
Schools +6.4/10.0
Condition / age +4.0/5.0
Livability +3.8/5.0
1% rule +2.1/10.0
Rent growth +2.0/5.0
DSCR +1.1/10.0
Appreciation +0.0/10.0

$284,890

2607 Stowers St · Anna, TX 75409

3 bd · 2.0 ba · 1,518 sqft · SingleFamily · 141 Days on market

Built 2026 Good condition 4,792 sqft lot 2-car garage $188/sqft · 10% below area Est $318k · 10% under $54/mo HOA · 3% of rent ↓ 2% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Thoughtfully arranged and beautifully functional, the one-story Horizon offers a welcoming layout that brings ease and comfort to everyday living. From the moment you step through the front door, you're greeted by a sense of openness that flows naturally through the home. At the center, a spacious great room connects seamlessly to the dining area and kitchen, making this the perfect place to gather, unwind, or entertain with ease. The kitchen features ample counter space and cabinetry, with a layout that supports everything from quick breakfasts to evening meals with loved ones. A tucked-away tech space near the foyer adds a practical bonus, ideal for remote work, homework, or keeping life organized. The private primary suite is thoughtfully positioned at the rear of the home, creating a peaceful retreat with a generously sized bedroom and a well-designed bath. Two additional bedrooms are conveniently located, sharing a full bath and offering flexible space for family, guests, or personal pursuits. The dedicated laundry room is centrally placed for added convenience, helping your daily routine run smoothly. Throughout the Horizon, light-filled rooms and smart design elements create an uplifting atmosphere where every square foot works hard and feels just right. Whether you're stepping into homeownership for the first time or seeking a home that's easy to care for and enjoy, the Horizon delivers an ideal blend of livability, efficiency, and style.

Key facts

Open concept
Abundance of storage
Owner's suite

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $223k (21.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.2% below list).
Recommended offer: $202k (29.2% below list) — sets the bar for 1% rule.
Cap rate 4.5% vs local median 3.6% in Anna — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
Zoned schools: John And Nelda Partin El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 516 students, 22% FRL); Van Alstyne J H (math 61% / reading 56%, grade B, #185 of 1,662 statewide, top 12%, 539 students, 21% FRL); Van Alstyne H S (math 72% / reading 82%, grade A-, #60 of 1,632 statewide, top 4%, 632 students, 22% FRL) — zoned schools at 22% FRL track the district average.
Market conditions: Rents soft (-1.9%/yr); 1669 active listings in the ZIP; 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 $9k 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 141 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $201,771 (29.2% below list)

Questions for the listing agent

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?
It's been on market 141 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.49%
Cash-on-cash: -6.45%
DSCR: 0.71
GRM: 11.8

CMA / ARV

ARV (median comp): $317,503
List price: $284,890
Delta: -10.27%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2643 Stowers St	0.07mi	3/2.0	1,518 (0%)	11mo	$299,990	$198	88
2627 Stowers St	0.04mi	3/2.0	1,518 (0%)	15mo	$319,990	$211	86
2529 Freeman St	0.53mi	3/2.0	1,518 (0%)	6mo	$319,990	$211	71
2530 Hawkins St	0.49mi	3/2.0	1,427 (-6%)	4mo	$289,990	$203	64
2600 Freeman St	0.53mi	3/2.0	1,518 (0%)	21mo	$349,990	$231	58
2614 Hawkins St	0.47mi	3/2.0	1,427 (-6%)	13mo	$322,168	$226	57
2612 Spade St	0.39mi	3/2.0	1,683 (+11%)	13mo	$318,990	$190	53
2526 Hawkins St	0.49mi	3/2.0	1,683 (+11%)	9mo	$299,990	$178	52
2610 Hawkins St	0.47mi	3/2.0	1,683 (+11%)	12mo	$319,990	$190	50
3408 Cloyce Box Dr	0.48mi	3/2.0	1,683 (+11%)	12mo	$324,990	$193	50
2615 Hawkins St	0.44mi	3/2.0	1,683 (+11%)	18mo	$339,990	$202	46
2532 Freeman St	0.53mi	3/2.0	1,668 (+10%)	15mo	$339,990	$204	46

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: -30.9%
Equity multiple: 0.01×
Total profit: $-79,326
Equity at exit: $42,478

10-year hold

IRR: -54.7%
Equity multiple: -0.59×
Total profit: $-126,837
Equity at exit: $24,632

Cash invested: $79,769 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 48 active · 13 under contract
Months of supply: 28.8 mo (3%/mo absorbed)
Median asking: $304,990 ($192/sqft)
Median days on market: 130 d
This list price: 23% of active listings are priced below it
ARV vs active asking: +8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75409

Home prices YoY: -20.1%
Rents YoY: -1.9%
Active inventory: 1669
Price-to-rent: 11.8×

Monthly cashflow live

Estimated rent: $2,018 medium interval (Pro) →
Mortgage (P&I): −$1,494
Tax est. 1.5%: −$356 /mo · $4,273/yr
Insurance: −$119
HOA: −$54
Lot rent: −$0
Vacancy / Maint / Mgmt: −$424
Net cashflow: $-429

Break-even live

Break-even rent $2,561

Max offer price $222,839

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-330	+0% $-429	+5% $-527	+10% $-626
Rent	-10% $-588	-5% $-509	+0% $-429	+5% $-349	+10% $-269
Rate	-1.0pp $-285	-0.5pp $-356	base $-429	+0.5pp $-503	+1.0pp $-578

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: $71,222
Closing costs: $8,547
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Located in the Churchill subdivisionMunicipal directions available
Financial info: Listing accepts Cash, Conventional, FHA, Texas Vet, and VA loans
HOA & community: Mandatory HOAAnnual association fee (management and maintenance included)HOA covers full use of facilities, grounds and structure maintenance, and management feesHOA managed by Neighborhood Management

Exterior

Parking: Attached 2-car garage with garage door opener and inside entranceCovered parking for 2DrivewayDirect access; garage faces front; 2-car single door
Security: Smoke detectorsCarbon monoxide detector(s)Fire alarm
Utilities: City water and city sewerIndividual gas and water metersCommunity mailboxCurbs and sidewalksMunicipal utility districtEnergy-efficient features: efficient appliances, HVAC, low-flow commode, rain/freeze sensors, thermostat, efficient windows
Home design: Single-family residenceOne storyNew construction (incomplete, 2026)
Construction: Brick, fiber cement, frame and wood constructionComposition roofSlab foundationBuilt in 2026 (new construction - incomplete)
Exterior features: Covered porch(es)Landscaped yard with sprinkler systemFenced backyard with wood fencing and gateInterior lot

Interior

Kitchen: DishwasherGarbage disposalElectric rangeMicrowaveGranite countersKitchen islandPantryEat-in kitchen
Bedrooms: 3 bedrooms (all on the main level)Primary bedroom on main level with dual sinks and walk-in closet
Flooring: CarpetCeramic tileLuxury vinyl plank
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric)Central air conditioning (electric)
Interior features: Open floorplan with decorative lightingEat-in kitchen with granite counters and kitchen islandPantryLoftWalk-in closets
Laundry & utility: Inside entrance (kitchen level)

Listing history 50 events

2026-09-24

days on market $284,890 Active 141 DOM
2026-09-23

days on market $284,890 Active 140 DOM
2026-09-22

days on market $284,890 Active 139 DOM
2026-09-21

days on market $284,890 Active 138 DOM
2026-09-20

days on market $284,890 Active 137 DOM
2026-09-19

days on market $284,890 Active 136 DOM
2026-09-18

days on market $284,890 Active 135 DOM
2026-09-17

pricedays on market $284,890 Active 134 DOM
2026-09-16

days on market $284,990 Active 133 DOM
2026-09-15

days on market $284,990 Active 132 DOM
2026-09-14

days on market $284,990 Active 131 DOM
2026-09-13

days on market $284,990 Active 130 DOM
2026-09-12

days on market $284,990 Active 129 DOM
2026-09-11

days on market $284,990 Active 128 DOM
2026-09-05

days on market $284,990 Active 122 DOM
2026-09-04

days on market $284,990 Active 121 DOM
2026-09-03

days on market $284,990 Active 120 DOM
2026-08-31

days on market $284,990 Active 117 DOM
2026-08-29

days on market $284,990 Active 115 DOM
2026-08-28

days on market $284,990 Active 114 DOM
2026-08-27

days on market $284,990 Active 113 DOM
2026-08-25

days on market $284,990 Active 111 DOM
2026-08-24

days on market $284,990 Active 110 DOM
2026-08-23

days on market $284,990 Active 109 DOM
2026-08-22

days on market $284,990 Active 108 DOM
2026-08-21

days on market $284,990 Active 107 DOM
2026-08-20

days on market $284,990 Active 106 DOM
2026-08-19

days on market $284,990 Active 105 DOM
2026-08-18

price $284,990 Active 104 DOM
2026-08-18

days on market $289,990 Active 104 DOM
2026-08-17

days on market $289,990 Active 103 DOM
2026-08-16

days on market $289,990 Active 102 DOM
2026-08-15

days on market $289,990 Active 101 DOM
2026-08-14

days on market $289,990 Active 100 DOM
2026-08-13

days on market $289,990 Active 99 DOM
2026-08-12

days on market $289,990 Active 98 DOM
2026-08-11

days on market $289,990 Active 97 DOM
2026-08-10

days on market $289,990 Active 96 DOM
2026-08-09

days on market $289,990 Active 95 DOM
2026-08-08

pricedays on market $289,990 Active 94 DOM
2026-08-06

days on market $294,990 Active 92 DOM
2026-08-05

days on market $294,990 Active 91 DOM
2026-08-04

days on market $294,990 Active 90 DOM
2026-08-03

days on market $294,990 Active 89 DOM
2026-07-31

days on market $294,990 Active 86 DOM
2026-07-30

days on market $294,990 Active 84 DOM
2026-07-28

days on market $294,990 Active 83 DOM
2026-07-26

days on market $294,990 Active 81 DOM
2026-07-24

days on market $294,990 Active 79 DOM
2026-07-23

days on market $294,990 Active 78 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,213
− Mortgage interest: −$15,958
− Property taxes: −$4,273
− Insurance: −$1,424
− Repairs & maintenance: −$1,937
− Management: −$1,937
− HOA: −$648
− Depreciation: −$8,288
Taxable loss: −$10,253

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,461
After-tax cash flow: $-2,685/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.

Condition & rehab AI · 15 photos

Good 80/100 Cosmetic rehab Est. rehab $7,590–$22,770 screening

This single-story home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from minor updates to increase its resale and rental value.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Resale New flooring in bathrooms — Modern flooring improves the look and feel of the bathrooms ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary John And Nelda Partin El C+ TX #559/4,322 Nat'l #9,263/41,679 Middle Van Alstyne J H B TX #185/1,662 Nat'l #2,008/14,009 High Van Alstyne H S A- TX #60/1,632 Nat'l #1,362/17,239

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

B Composite livability gradescore 75/100

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 · 1,210,074 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: 16% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-2.4% since first listed

7 events — show timeline

2026-06-11 Price Changed $298,990 Zillow
2026-06-10 Price Changed $298,990 NTREIS
2026-06-05 Price Changed $305,890 Zillow
2026-06-04 Listed $305,990 Zillow
2026-06-04 Price Changed $305,890 NTREIS
2026-05-16 Price Changed $305,990 NTREIS
2026-05-06 Listed $306,350 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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