817 S Pioneer Dr · Abilene, TX 79605

$150,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 1 Days on market

Built 1953 Est $164k · 9% under

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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
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Listing remarks MLS

THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

Key facts

• Spacious backyard
• Single-car garage
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• DEDICATED LAUNDRY ROOM
• SINGLE-CAR GARAGE
• SPACIOUS BACKYARD
• RECENTLY POURED LARGE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.9% 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: schools D+, 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.
• Market conditions: Rents rising fast (+32.1%/yr); 109 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.43% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $164,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 S Jefferson	0.31mi	2/1.0	1,179 (+0%)	2mo	$185,000	$157	83
709 Hawthorne St	0.29mi	2/1.0	1,154 (-2%)	3mo	$199,900	$173	81
817 S La Salle Dr	0.15mi	3/1.0 (+1)	1,070 (-9%)	3mo	$130,000	$121	71
826 S La Salle Dr	0.17mi	3/1.0 (+1)	1,309 (+12%)	1mo	$152,500	$117	67
918 Buccaneer Dr	0.08mi	3/2.0 (+1)	1,332 (+14%)	1mo	$210,000	$158	64
5131 Durango Dr	0.67mi	3/1.0 (+1)	1,176 (+0%)	2mo	$165,000	$140	62
1126 S Bowie Dr	0.37mi	3/1.0 (+1)	1,262 (+8%)	5mo	$129,900	$103	62
4225 S 6th St	0.24mi	3/2.0 (+1)	1,322 (+13%)	1mo	$169,900	$129	58
5250 Taos Dr	0.70mi	3/1.0 (+1)	1,128 (-4%)	2mo	$145,000	$129	54
5273 Pueblo Dr	0.67mi	3/2.0 (+1)	1,140 (-3%)	3mo	$170,000	$149	52
1226 S Bowie Dr	0.41mi	3/1.0 (+1)	1,021 (-13%)	2mo	$110,000	$108	52
733 S Crockett Dr	0.34mi	3/1.5 (+1)	1,020 (-13%)	4mo	$170,000	$167	52

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.56×
• Total profit: $23,534
• Equity at exit: $22,365

10-year hold

• IRR: 25.8%
• Equity multiple: 3.84×
• Total profit: $119,262
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$787
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $572

Break-even live

Break-even rent $1,417

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	21d	1	0.19mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	44d	1	0.87mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.94mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.17mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	13d	1	1.29mi
728 Redbird Ln Abilene, TX	2.0	1.5	994	$1,695	$1.71	13d	1	1.29mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	1.41mi
2301 Post Oak Rd Unit B Abilene, TX	1.0	1.0	945	$1,995	$2.11	21d	1	1.43mi

Listing history 8 events

1. 2026-04-09
   soldstatus
2. 2020-08-25
   soldstatus Sold 237-char remark

   Show marketing remark (237 chars)

   THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

3. 2020-08-25
   soldstatus

   Show marketing remark (237 chars)

   THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

4. 2020-07-30
   status Pending 237-char remark

   Show marketing remark (237 chars)

   THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

5. 2020-07-19
   historical Active Option Contract 237-char remark

   Show marketing remark (237 chars)

   THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

6. 2020-07-15
   listed $105,000 Active 237-char remark

   Show marketing remark (237 chars)

   THIS NICE 2 BEDROOM 1 BATH HOME IS ONE YOU WILL NOT WANT TO MISS. LARGE LIVING ROOM AND DINING AREA. VERY WELL KEPT. OVER 1,100 SQUARE FEET. GREAT FLOOR PLAN! CARPET AND BATHROOM FLOORING INSTALLED JULY 2020. GREAT CENTRALIZED LOCATION!

7. 2006-05-15
   soldstatus
8. 2001-06-18
   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: $3,245 · $270/mo
• Projected year-2 tax: $3,245 · $270/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 6/10 Major FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $25,697
• − Mortgage interest: −$8,402
• − Property taxes: −$3,245
• − Insurance: −$750
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$4,364
• Taxable income: $4,824
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,708/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

8 events — show timeline

• 2026-04-09 Sold (Public Records) — Public Records
• 2020-08-25 Sold (Public Records) — Public Records
• 2020-08-25 Sold (MLS) — NTREIS
• 2020-07-30 Pending — NTREIS
• 2020-07-19 Contingent — NTREIS
• 2020-07-15 Listed $105,000 NTREIS
• 2006-05-15 Sold (Public Records) — Public Records
• 2001-06-18 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,245 · +7.5% YoY. Source: county tax records.