425 Sayles Blvd · Abilene, TX 79605

$215,000

2 bd · 2.0 ba · 1,785 sqft · MultiFamily public records · 7 Days on market

Built 1948 8,799 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

OwnerAgent. ATTENTION! Great investment opportunity! Turnkey ready duplex with appliances. Previously rented for $1500 total. Great location for college students or anyone needing a central location. Wood privacy fence and each apartment has its own garage parking. Whether it's something to add to your portfolio or it's your first multi-family property, this one is priced to sell. Start the year off with an income producing venture!

Key facts

• Turnkey ready duplex
• Central location
• Garage parking

Tags

• TURNKEY READY DUPLEX
• CENTRAL LOCATION
• WOOD PRIVACY FENCE
• GARAGE PARKING

Property features AI

Finance

• Other: Tenancy: Over 9 months; Possession at closing/funding; Listing terms: Cash or Conventional; Special notes: Utility easement; verify flood insurance, rollback tax, and tax exemptions
• Financial info: Property listed as residential income (duplex); Number of buildings: 1; Total units: 2; Operating expenses may include insurance, maintenance, and manager; Gross annual income and expenses not reported
• HOA & community: No association; Community features include curbs and sidewalks

Exterior

• Parking: Driveway; Garage; Covered parking for 2 vehicles; 2 garage spaces (attached)
• Security: Security features: Unknown
• Utilities: City water; City sewer; Electricity connected; Cable available; Individual gas meter; Individual water meter
• Home design: Duplex (residential income); One story; Built in 1948
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing; Few trees on the lot; Curbs and sidewalks in the community

Interior

• Kitchen: Gas range; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Electric cooling; Floor furnace; Wall furnace
• Interior features: Cable TV available; High-speed internet available; One level
• Laundry & utility: Individual gas meter; Individual water meter

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $644/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 13.5% vs local median 6.7% in Abilene — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#142 in TX, #4,037 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F.
• Abilene ISD (urban): math 32% / reading 34% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+32.1%/yr); 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,461/mo this rent would consume 66% of the median local household income ($63k/yr) (locally 1096% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Taylor County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.09×
• Total profit: $65,573
• Equity at exit: $32,057

10-year hold

• IRR: 35.5%
• Equity multiple: 5.09×
• Total profit: $246,168
• Equity at exit: $18,589

Cash invested: $60,200 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,461 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $1,289

Break-even live

Break-even rent $1,829

Max offer price $215,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,411	-5% $1,350	+0% $1,289	+5% $1,228	+10% $1,167
Rent	-10% $1,016	-5% $1,152	+0% $1,289	+5% $1,426	+10% $1,562
Rate	-1.0pp $1,397	-0.5pp $1,344	base $1,289	+0.5pp $1,233	+1.0pp $1,177

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,462
Total (2 units)			$3,461

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.46mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	14d	1	0.79mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	0.92mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.20mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.44mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	21d	1	1.46mi

Listing history 7 events

1. 2026-06-19
   days on market $215,000 Active 7 DOM
2. 2026-06-18
   days on market $215,000 Active 6 DOM
3. 2026-06-17
   days on market $215,000 Active 5 DOM
4. 2026-06-16
   days on market $215,000 Active 4 DOM
5. 2026-06-15
   days on market $215,000 Active 3 DOM
6. 2026-06-13
   remarks 448-char remark
7. 2026-06-13
   listed $215,000 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: $2,738 · $228/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,196/yr (+$100/mo · 43.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $41,532
• − Mortgage interest: −$12,043
• − Property taxes: −$2,738
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,323
• − Management: −$3,323
• − Depreciation: −$6,255
• Taxable income: $12,776
• Est. tax owed @ 24.0%: −$3,066
• After-tax cash flow: $12,401/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: Abilene ISD
• NCES district ID: 4807440
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $39,782
• Composite: 27.71/100
• National rank: #6909
• State rank: #575 of 826 in TX

Livability — Abilene

• Score: 75/100
• State rank: #142
• US rank: #4037

Category grades

Amenities B- Commute F Cost of living A+ Crime D Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abilene, TX
• County: Taylor County · 136,672 people
• City population: 136,672
• Metro: Abilene, TX
• Population (ZIP): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 145,270 people
• By 2030: 150,050 · +3.3%
• By 2040: 159,417 · +9.7%
• By 2050: 168,883 · +16.3%
• By 2075: 194,436 · +33.8%
• By 2100: 203,163 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+49.8) · D 24.6% · R 74.4% · Other 1.0%
• 2008→2024 swing: -4.2pp toward R · 2008: -45.6pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+45.3 2016: R+51.1 2012: R+53.6 2008: R+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• Metro: Abilene, 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

+72.0% since first listed

18 events — show timeline

• 2026-06-12 Listed $215,000 NTREIS
• 2025-02-08 Rental Removed $850 APPFOLIO
• 2025-02-06 Listed for Rent $850 APPFOLIO
• 2025-01-02 Rental Removed $850 APPFOLIO
• 2024-12-31 Listed for Rent $850 APPFOLIO
• 2024-10-13 Rental Removed $850 APPFOLIO
• 2024-09-19 Price Changed $850 APPFOLIO
• 2024-08-27 Listed for Rent $900 APPFOLIO
• 2023-12-29 Sold (Public Records) — Public Records
• 2022-03-02 Pending — NTREIS
• 2022-02-18 Sold (MLS) — NTREIS
• 2022-02-16 Sold (Public Records) — Public Records
• 2022-01-17 Pending — NTREIS
• 2022-01-07 Contingent — NTREIS
• 2022-01-03 Listed $125,000 NTREIS
• 2016-02-10 Sold (Public Records) — Public Records
• 2016-02-10 Sold (Public Records) — Public Records
• 1995-08-18 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,738 · +2.8% YoY. Source: county tax records.