1749 S 21 · Abilene, TX 79602

$219,500

2 bd · 2.0 ba · 1,033 sqft · SingleFamily public records · 30 Days on market

Built 1952 6,534 sqft lot Est $154k · 43% over

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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).

• Cash flow +16.1/30.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute! 2 Bedroom, 2 bath home with bright cheerful kitchen. This home is on a corner lot and has a lot of potential! Come see this home today and make it yours! IE-Insurable with Escrow-Repair Escrow $3875

Key facts

• 2 closets
• Corner lot
• 6,534 sq ft lot

Tags

• CORNER LOT
• 2 CLOSETS
• BARN DOOR TO PRIVATE BATHROOM
• DINING AREA ON TILE FLOORS
• DOORS TO THE BACKYARD
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Municipal Utility District service; 12+ inch attic insulation
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with automatic garage door opener; Attached carport (1 carport space); Covered parking (3 covered spaces); Driveway and paved parking; On-street parking; Alley access
• Security: Smoke detectors
• Utilities: City water; City sewer; MUD water; Individual gas meter; Individual water meter; Electricity available; Cable available; All-weather road, asphalt and concrete access, curbs
• Home design: Single family residence; One story; Residential property; Deed restrictions
• Construction: Built in 1952; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Private yard; Storage; Deck; Chain link, metal and wood fencing; Corner lot; Few trees; Subdivision location

Interior

• Kitchen: Granite countertops; Built-in cabinets; Dishwasher; Electric range; Microwave; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom (1st level) — 12 x 12; Bedroom (1st level) — 12 x 12
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air; Ceiling fans
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High speed internet available; Pantry; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility/separate utility room; Room for freezer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (13.0% below list).
• Recommended offer: $191k (13.0% below list) — sets the bar for 1% rule.

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); 370 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 1952 — 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 $191,001 (13.0% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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: 0.87% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $153,917
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Amarillo St	0.16mi	2/1.0	981 (-5%)	1mo	$150,000	$153	79
1642 S 23rd St	0.12mi	2/1.0	980 (-5%)	8mo	$122,000	$124	75
2310 Palm St	0.24mi	2/1.0	1,008 (-2%)	9mo	$155,000	$154	73
2025 Meander St	0.12mi	3/1.0 (+1)	980 (-5%)	5mo	$69,900	$71	73
1958 Santos St	0.40mi	3/2.0 (+1)	1,043 (+1%)	10mo	$155,000	$149	66
1649 S 16th St	0.52mi	2/1.0	1,080 (+4%)	3mo	$149,900	$139	62
1626 Chestnut St	0.72mi	2/1.0	1,020 (-1%)	8mo	$80,000	$78	54
2017 Sycamore St	0.53mi	2/1.0	1,147 (+11%)	4mo	$135,000	$118	49
1801 Sewell St	0.73mi	2/1.0	1,100 (+6%)	5mo	$175,000	$159	47
2217 Poplar St	0.31mi	3/1.0 (+1)	880 (-15%)	8mo	$99,900	$114	45
2518 S 22nd St	0.51mi	3/2.0 (+1)	1,178 (+14%)	8mo	$199,000	$169	41
1642 S 15th	0.61mi	2/1.0	884 (-14%)	9mo	$134,900	$153	36

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: -7.7%
• Equity multiple: 0.70×
• Total profit: $-18,242
• Equity at exit: $32,728

10-year hold

• IRR: 7.0%
• Equity multiple: 1.64×
• Total profit: $39,240
• Equity at exit: $18,978

Cash invested: $61,460 (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: 370
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $114

Break-even live

Break-even rent $1,765

Max offer price $219,500

Occupancy floor 89%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	43d	1	0.41mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.52mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.53mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	0.57mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.62mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	0.83mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	0.99mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	0.99mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	0.99mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	1.05mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	1.07mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	1.07mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	1.22mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.26mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	43d	1	1.34mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.44mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	1.44mi

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   historical Active Option Contract
3. 2026-04-12
   status Active
4. 2026-03-07
   price $219,500
5. 2026-02-25
   listed $218,000 Active
6. 2025-03-04
   historical $1,395
7. 2025-02-22
   listed $1,395
8. 2017-02-10
   soldstatus Sold 206-char remark

   Show marketing remark (206 chars)

   Cute! 2 Bedroom, 2 bath home with bright cheerful kitchen. This home is on a corner lot and has a lot of potential! Come see this home today and make it yours! IE-Insurable with Escrow-Repair Escrow $3875

9. 2017-01-03
   status Pending 206-char remark

   Show marketing remark (206 chars)

   Cute! 2 Bedroom, 2 bath home with bright cheerful kitchen. This home is on a corner lot and has a lot of potential! Come see this home today and make it yours! IE-Insurable with Escrow-Repair Escrow $3875

10. 2016-12-21
    listed $44,000 Active 206-char remark

    Show marketing remark (206 chars)

    Cute! 2 Bedroom, 2 bath home with bright cheerful kitchen. This home is on a corner lot and has a lot of potential! Come see this home today and make it yours! IE-Insurable with Escrow-Repair Escrow $3875

11. 2006-05-31
    soldstatus
12. 2006-05-25
    soldstatus 4-char remark

    Show marketing remark (4 chars)

    FSBO

13. 2006-05-01
    historical 4-char remark

    Show marketing remark (4 chars)

    FSBO

14. 2006-05-01
    listed $74,000 4-char remark

    Show marketing remark (4 chars)

    FSBO

15. 2002-05-16
    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: $1,825 · $152/mo
• Projected year-2 tax: $4,017 · $335/mo
• Expected delta: +$2,192/yr (+$183/mo · 120.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $22,920
• − Mortgage interest: −$12,295
• − Property taxes: −$1,825
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$6,385
• Taxable loss: −$2,351
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,935/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

+196.6% since first listed

15 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-12 Relisted — NTREIS
• 2026-03-07 Price Changed $219,500 NTREIS
• 2026-02-25 Listed $218,000 NTREIS
• 2025-03-04 Rental Removed $1,395 NTREIS
• 2025-02-22 Listed for Rent $1,395 NTREIS
• 2017-02-10 Sold (MLS) — NTREIS
• 2017-01-03 Pending — NTREIS
• 2016-12-21 Listed $44,000 NTREIS
• 2006-05-31 Sold (Public Records) — Public Records
• 2006-05-25 Sold (MLS) — NTREIS
• 2006-05-01 Listed $74,000 NTREIS
• 2006-05-01 Listing Removed — NTREIS
• 2002-05-16 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,825 · +18.2% YoY. Source: county tax records.