8546 County Road 500 · Anna, TX 75424

$330,000

4 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 54 Days on market

Built 1985 1.50 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Enjoy the country living on a large 1.5 acre lot in Blue Ridge. This IS NOT a mobile home. nice open kitchen to dining area and family room . Back yard has many trees and two extra storage buildings to give you plenty of room for your belongings, one having electric for a workshop, heat and air. Covered porch and deck. This home boasts an open floor plan with split bedrooms. The hard wood flooring was taken from the existing home and used to create unique cabinetry. Seller leaving refrigerator, washer & dryer.

Key facts

• Separate building
• Large fenced yard
• Covered patio

Tags

• SEPARATE BUILDING
• COVERED PATIO
• LARGE FENCED YARD

Property features AI

Finance

• Other: Property sits on 1.5 acres; Will not subdivide; Directions: From Hwy 121 in Melissa, take FM 545 NE about 6 miles to Old Valdasta Road; right on Old Valdasta approx. 1/2 mile to County Road 500; take CR 500 a few hundred feet to property on the left.
• Financial info: No second mortgage; Loan type: Treat as clear
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; On-site parking; No garage or carport
• Security: No specific security features provided
• Utilities: Aerobic septic; Co-op electric service (co-op membership included); Co-op water; Electricity connected; Outside city limits; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached to another property
• Construction: Siding construction; Built in 1985
• Exterior features: Covered porch(es); Gutters; Storage; Large backyard with grass; Few trees; Acreage

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: No flooring information provided
• Bathrooms: 11 full bathrooms; 1 half bathroom (total 12 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: High-speed internet available; One living area; One dining area; Total of 7 rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-511 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (37.4% below list).
• Recommended offer: $206k (37.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Blue Ridge ISD (rural): math 52% / reading 50% proficiency, ranked #154 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blue Ridge El (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 478 students, 51% FRL).
• Market conditions: 205 active listings in the ZIP; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,416 (37.4% 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 54 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $147,129
• Equity at exit: $297,290

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $458,754
• Equity at exit: $641,117

Cash invested: $92,400 (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 75424

• Home prices YoY: 8.3%
• Active inventory: 205
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$274 /mo · $3,283/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-511

Break-even live

Break-even rent $2,711

Max offer price $239,735

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $330,000 Active 54 DOM
2. 2026-06-17
   days on market $330,000 Active 53 DOM
3. 2026-06-16
   days on market $330,000 Active 52 DOM
4. 2026-06-15
   days on market $330,000 Active 51 DOM
5. 2026-06-13
   days on market $330,000 Active 49 DOM
6. 2026-06-13
   days on market $330,000 Active 48 DOM
7. 2026-06-09
   days on market $330,000 Active 45 DOM
8. 2026-06-08
   days on market $330,000 Active 44 DOM
9. 2026-06-07
   days on market $330,000 Active 43 DOM
10. 2026-06-04
    days on market $330,000 Active 40 DOM
11. 2026-06-03
    days on market $330,000 Active 39 DOM
12. 2026-06-02
    days on market $330,000 Active 38 DOM
13. 2026-06-01
    days on market $330,000 Active 37 DOM
14. 2026-05-31
    days on market $330,000 Active 36 DOM
15. 2026-04-15
    listed $330,000 Active 583-char remark
16. 2025-12-15
    historical
17. 2025-11-02
    listed $337,000 Active
18. 2025-08-09
    historical $2,400
19. 2025-07-08
    listed $2,400
20. 2017-03-20
    soldstatus
21. 2017-03-16
    soldstatus Sold

    Show marketing remark (521 chars)

    Enjoy the country living on a large 1.5 acre lot in Blue Ridge. This IS NOT a mobile home. nice open kitchen to dining area and family room . Back yard has many trees and two extra storage buildings to give you plenty of room for your belongings, one having electric for a workshop, heat and air. Covered porch and deck. This home boasts an open floor plan with split bedrooms. The hard wood flooring was taken from the existing home and used to create unique cabinetry. Seller leaving refrigerator, washer & dryer.

22. 2017-03-06
    status Pending

    Show marketing remark (521 chars)

    Enjoy the country living on a large 1.5 acre lot in Blue Ridge. This IS NOT a mobile home. nice open kitchen to dining area and family room . Back yard has many trees and two extra storage buildings to give you plenty of room for your belongings, one having electric for a workshop, heat and air. Covered porch and deck. This home boasts an open floor plan with split bedrooms. The hard wood flooring was taken from the existing home and used to create unique cabinetry. Seller leaving refrigerator, washer & dryer.

23. 2017-02-13
    historical Active Option Contract

    Show marketing remark (521 chars)

    Enjoy the country living on a large 1.5 acre lot in Blue Ridge. This IS NOT a mobile home. nice open kitchen to dining area and family room . Back yard has many trees and two extra storage buildings to give you plenty of room for your belongings, one having electric for a workshop, heat and air. Covered porch and deck. This home boasts an open floor plan with split bedrooms. The hard wood flooring was taken from the existing home and used to create unique cabinetry. Seller leaving refrigerator, washer & dryer.

24. 2017-02-09
    listed $148,000 Active

    Show marketing remark (521 chars)

    Enjoy the country living on a large 1.5 acre lot in Blue Ridge. This IS NOT a mobile home. nice open kitchen to dining area and family room . Back yard has many trees and two extra storage buildings to give you plenty of room for your belongings, one having electric for a workshop, heat and air. Covered porch and deck. This home boasts an open floor plan with split bedrooms. The hard wood flooring was taken from the existing home and used to create unique cabinetry. Seller leaving refrigerator, washer & dryer.

25. 2016-08-26
    soldstatus
26. 2016-08-23
    soldstatus Sold
27. 2016-08-04
    status Pending
28. 2016-07-27
    historical Active Option Contract
29. 2016-07-19
    listed $140,000 Active
30. 2014-07-03
    soldstatus
31. 2014-07-01
    soldstatus Closed
32. 2014-06-24
    status Pending
33. 2014-05-22
    listed $118,500 Active
34. 2005-02-22
    soldstatus
35. 2005-02-22
    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: $3,283 · $274/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$2,756/yr (+$230/mo · 83.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,770
• − Mortgage interest: −$18,485
• − Property taxes: −$3,283
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$9,600
• Taxable loss: −$12,212
• Est. tax savings @ 24.0%: +$2,931
• After-tax cash flow: $-3,201/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: Blue Ridge ISD
• NCES district ID: 4810590
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $53,738
• Composite: 43.99/100
• National rank: #2894
• State rank: #154 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

• City population: 27,131
• Population (ZIP): 3,908

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 16% Tagalog/Filipino 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: ▲ 27.07%
• Current HPI: 354.45
• 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

+178.5% since first listed

21 events — show timeline

• 2026-04-15 Listed $330,000 NTREIS
• 2025-12-15 Listing Removed — NTREIS
• 2025-11-02 Listed $337,000 NTREIS
• 2025-08-09 Rental Removed $2,400 Avail
• 2025-07-08 Listed for Rent $2,400 Avail
• 2017-03-20 Sold (Public Records) — Public Records
• 2017-03-16 Sold (MLS) — NTREIS
• 2017-03-06 Pending — NTREIS
• 2017-02-13 Contingent — NTREIS
• 2017-02-09 Listed $148,000 NTREIS
• 2016-08-26 Sold (Public Records) — Public Records
• 2016-08-23 Sold (MLS) — NTREIS
• 2016-08-04 Pending — NTREIS
• 2016-07-27 Contingent — NTREIS
• 2016-07-19 Listed $140,000 NTREIS
• 2014-07-03 Sold (Public Records) — Public Records
• 2014-07-01 Sold (MLS) — NTREIS
• 2014-06-24 Pending — NTREIS
• 2014-05-22 Listed $118,500 NTREIS
• 2005-02-22 Sold (Public Records) — Public Records
• 2005-02-22 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $3,283 · +9.3% YoY. Source: county tax records.