2430 Maple St · Abilene, TX 79602

$125,000

3 bd · 1.5 ba · 2,134 sqft · SingleFamily public records · 66 Days on market

Built 1946 0.69 ac lot

---

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

Listing remarks MLS

ATTENTION INVESTORS! ALMOST TWO ACRES, INSIDE THE CITY LIMITS...POSSIBILITIES ARE ENDLESS! PER THE OWNER, THE PROPERTY GOES ALL THE WAY BACK TO THE CREEK AT THE BACKSIDE OF THE PROPERTY! SOME PRIVACY FENCING ON BOTH SIDES, NOT ALL THE WAY TO THE PROPERTY LINE THOUGH, SO DON'T LET THAT FOOL YOU AS THE END OF THE PROPERTY. THIS THREE BEDROOM, ONE AND ONE HALF BATHROOM WAS LOVED FOR MANY, MANY YEARS BY THE SAME OWNER. YES IT NEEDS SOME TLC, WHICH IS WHY IT'S PRICED THE WAY IT IS. EITHER KEEP IT ALL AS ONE PROPERTY OR SEE IF YOU COULD ADD SOME MORE HOMES TO THE PROPERTY TO MAKE IT A MULTI FAMILY PROPERTY, OR POSSIBLY A COMMERCIAL SITE! SELLER HAD THE ROOF CHECKED OUT AND SOME REPAIRS WERE MADE. UTILITES ARE NOT ON, SO KEEP THAT IN MIND WHEN SHOWING. SELLER IS SELLING AS-IS. SCHEDULE YOUR APPOINTMENT TO SEE WHAT YOU CAN DO!

Key facts

• Solid bones
• New plumbing
• Rs-6 zoning

Tags

• NEW FLOORING
• NEW HVAC
• NEW PLUMBING
• SOLID BONES
• STRONG STRUCTURAL FOUNDATION
• RS-6 ZONING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 6.8% 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 (+33.5%/yr); 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $262,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Polasek Dr	0.66mi	4/2.5 (+1)	2,001 (-6%)	0mo	$260,990	$130	49
132 Dotty Lou	0.69mi	4/2.5 (+1)	2,001 (-6%)	3mo	$245,490	$123	46
107 Dotty Lou	0.69mi	4/2.5 (+1)	2,001 (-6%)	3mo	$245,990	$123	46
220 Dotty Lou	0.70mi	4/2.5 (+1)	2,002 (-6%)	3mo	$237,280	$119	46
156 Dotty Lou	0.69mi	4/2.5 (+1)	2,001 (-6%)	3mo	$245,211	$123	46
144 Dotty Lou	0.69mi	4/2.5 (+1)	2,002 (-6%)	4mo	$254,822	$127	46
120 Dotty Lou	0.70mi	4/2.5 (+1)	2,002 (-6%)	4mo	$248,488	$124	45
131 Dotty Lou	0.68mi	4/2.5 (+1)	2,001 (-6%)	5mo	$222,788	$111	45
208 Dotty Lou	0.69mi	4/2.5 (+1)	2,001 (-6%)	5mo	$225,280	$113	45
168 Dotty Lou	0.70mi	4/2.5 (+1)	2,002 (-6%)	5mo	$234,280	$117	44
143 Dotty Lou	0.70mi	4/2.5 (+1)	2,002 (-6%)	5mo	$231,788	$116	44
167 Dotty Lou	0.69mi	4/2.5 (+1)	2,002 (-6%)	6mo	$238,193	$119	44

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: 35.7%
• Equity multiple: 2.62×
• Total profit: $56,835
• Equity at exit: $18,638

10-year hold

• IRR: 45.1%
• Equity multiple: 6.49×
• Total profit: $192,130
• Equity at exit: $10,808

Cash invested: $35,000 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 372
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$264 /mo · $3,172/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,001

Break-even live

Break-even rent $1,230

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,072	-5% $1,037	+0% $1,001	+5% $966	+10% $931
Rent	-10% $804	-5% $903	+0% $1,001	+5% $1,100	+10% $1,199
Rate	-1.0pp $1,064	-0.5pp $1,033	base $1,001	+0.5pp $969	+1.0pp $936

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	0.68mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	14d	1	1.29mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	14d	1	1.33mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	1.43mi

Listing history 15 events

1. 2026-02-04
   status Pending
2. 2026-01-22
   historical Active Option Contract
3. 2026-01-13
   price $125,000
4. 2025-12-30
   price $129,000
5. 2025-12-10
   price $135,000
6. 2025-12-05
   price $139,000
7. 2025-12-03
   price $160,000
8. 2025-11-26
   listed $165,000 Active
9. 2023-04-10
   soldstatus
10. 2023-04-10
    soldstatus
11. 2023-04-06
    soldstatus Closed 839-char remark

    Show marketing remark (839 chars)

    ATTENTION INVESTORS! ALMOST TWO ACRES, INSIDE THE CITY LIMITS...POSSIBILITIES ARE ENDLESS! PER THE OWNER, THE PROPERTY GOES ALL THE WAY BACK TO THE CREEK AT THE BACKSIDE OF THE PROPERTY! SOME PRIVACY FENCING ON BOTH SIDES, NOT ALL THE WAY TO THE PROPERTY LINE THOUGH, SO DON'T LET THAT FOOL YOU AS THE END OF THE PROPERTY. THIS THREE BEDROOM, ONE AND ONE HALF BATHROOM WAS LOVED FOR MANY, MANY YEARS BY THE SAME OWNER. YES IT NEEDS SOME TLC, WHICH IS WHY IT'S PRICED THE WAY IT IS. EITHER KEEP IT ALL AS ONE PROPERTY OR SEE IF YOU COULD ADD SOME MORE HOMES TO THE PROPERTY TO MAKE IT A MULTI FAMILY PROPERTY, OR POSSIBLY A COMMERCIAL SITE! SELLER HAD THE ROOF CHECKED OUT AND SOME REPAIRS WERE MADE. UTILITES ARE NOT ON, SO KEEP THAT IN MIND WHEN SHOWING. SELLER IS SELLING AS-IS. SCHEDULE YOUR APPOINTMENT TO SEE WHAT YOU CAN DO!

12. 2023-03-17
    status Pending 839-char remark

    Show marketing remark (839 chars)

    ATTENTION INVESTORS! ALMOST TWO ACRES, INSIDE THE CITY LIMITS...POSSIBILITIES ARE ENDLESS! PER THE OWNER, THE PROPERTY GOES ALL THE WAY BACK TO THE CREEK AT THE BACKSIDE OF THE PROPERTY! SOME PRIVACY FENCING ON BOTH SIDES, NOT ALL THE WAY TO THE PROPERTY LINE THOUGH, SO DON'T LET THAT FOOL YOU AS THE END OF THE PROPERTY. THIS THREE BEDROOM, ONE AND ONE HALF BATHROOM WAS LOVED FOR MANY, MANY YEARS BY THE SAME OWNER. YES IT NEEDS SOME TLC, WHICH IS WHY IT'S PRICED THE WAY IT IS. EITHER KEEP IT ALL AS ONE PROPERTY OR SEE IF YOU COULD ADD SOME MORE HOMES TO THE PROPERTY TO MAKE IT A MULTI FAMILY PROPERTY, OR POSSIBLY A COMMERCIAL SITE! SELLER HAD THE ROOF CHECKED OUT AND SOME REPAIRS WERE MADE. UTILITES ARE NOT ON, SO KEEP THAT IN MIND WHEN SHOWING. SELLER IS SELLING AS-IS. SCHEDULE YOUR APPOINTMENT TO SEE WHAT YOU CAN DO!

13. 2023-03-07
    historical Active Option Contract 839-char remark

    Show marketing remark (839 chars)

    ATTENTION INVESTORS! ALMOST TWO ACRES, INSIDE THE CITY LIMITS...POSSIBILITIES ARE ENDLESS! PER THE OWNER, THE PROPERTY GOES ALL THE WAY BACK TO THE CREEK AT THE BACKSIDE OF THE PROPERTY! SOME PRIVACY FENCING ON BOTH SIDES, NOT ALL THE WAY TO THE PROPERTY LINE THOUGH, SO DON'T LET THAT FOOL YOU AS THE END OF THE PROPERTY. THIS THREE BEDROOM, ONE AND ONE HALF BATHROOM WAS LOVED FOR MANY, MANY YEARS BY THE SAME OWNER. YES IT NEEDS SOME TLC, WHICH IS WHY IT'S PRICED THE WAY IT IS. EITHER KEEP IT ALL AS ONE PROPERTY OR SEE IF YOU COULD ADD SOME MORE HOMES TO THE PROPERTY TO MAKE IT A MULTI FAMILY PROPERTY, OR POSSIBLY A COMMERCIAL SITE! SELLER HAD THE ROOF CHECKED OUT AND SOME REPAIRS WERE MADE. UTILITES ARE NOT ON, SO KEEP THAT IN MIND WHEN SHOWING. SELLER IS SELLING AS-IS. SCHEDULE YOUR APPOINTMENT TO SEE WHAT YOU CAN DO!

14. 2023-03-02
    listed $125,000 Active 839-char remark

    Show marketing remark (839 chars)

    ATTENTION INVESTORS! ALMOST TWO ACRES, INSIDE THE CITY LIMITS...POSSIBILITIES ARE ENDLESS! PER THE OWNER, THE PROPERTY GOES ALL THE WAY BACK TO THE CREEK AT THE BACKSIDE OF THE PROPERTY! SOME PRIVACY FENCING ON BOTH SIDES, NOT ALL THE WAY TO THE PROPERTY LINE THOUGH, SO DON'T LET THAT FOOL YOU AS THE END OF THE PROPERTY. THIS THREE BEDROOM, ONE AND ONE HALF BATHROOM WAS LOVED FOR MANY, MANY YEARS BY THE SAME OWNER. YES IT NEEDS SOME TLC, WHICH IS WHY IT'S PRICED THE WAY IT IS. EITHER KEEP IT ALL AS ONE PROPERTY OR SEE IF YOU COULD ADD SOME MORE HOMES TO THE PROPERTY TO MAKE IT A MULTI FAMILY PROPERTY, OR POSSIBLY A COMMERCIAL SITE! SELLER HAD THE ROOF CHECKED OUT AND SOME REPAIRS WERE MADE. UTILITES ARE NOT ON, SO KEEP THAT IN MIND WHEN SHOWING. SELLER IS SELLING AS-IS. SCHEDULE YOUR APPOINTMENT TO SEE WHAT YOU CAN DO!

15. 2022-08-29
    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: $3,172 · $264/mo
• Projected year-2 tax: $3,172 · $264/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $29,975
• − Mortgage interest: −$7,002
• − Property taxes: −$3,172
• − Insurance: −$625
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$3,636
• Taxable income: $10,744
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $9,439/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

+0.0% since first listed

15 events — show timeline

• 2026-02-04 Pending — NTREIS
• 2026-01-22 Contingent — NTREIS
• 2026-01-13 Price Changed $125,000 NTREIS
• 2025-12-30 Price Changed $129,000 NTREIS
• 2025-12-10 Price Changed $135,000 NTREIS
• 2025-12-05 Price Changed $139,000 NTREIS
• 2025-12-03 Price Changed $160,000 NTREIS
• 2025-11-26 Listed $165,000 NTREIS
• 2023-04-10 Sold (Public Records) — Public Records
• 2023-04-10 Sold (Public Records) — Public Records
• 2023-04-06 Sold (MLS) — NTREIS
• 2023-03-17 Pending — NTREIS
• 2023-03-07 Contingent — NTREIS
• 2023-03-02 Listed $125,000 NTREIS
• 2022-08-29 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,172 · +9.5% YoY. Source: county tax records.