2116 Cedar Crest Dr · Abilene, TX 79601

$240,000

4 bd · 2.0 ba · 1,901 sqft · SingleFamily public records · 28 Days on market

Built 1953 0.32 ac lot $126/sqft · 20% above area Est $200k · 20% over

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Why this score? — see what drove the C 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 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

Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

Key facts

• 0.32 acre lot
• Built 1953
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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 (+43.4%/yr); 195 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,045/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 1240% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $236,400 (1.5% below list)

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: 1.27% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $200,469
• List price: $240,000
• Delta: 19.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Cedar Crest Dr	0.00mi	4/2.0	1,901 (0%)	0mo	$240,000	$126	100
541 E North 23rd St	0.16mi	3/2.0 (-1)	1,892 (-0%)	2mo	$239,900	$127	86
2469 Campus Ct	0.50mi	4/2.0	1,969 (+4%)	2mo	$240,000	$122	69
2417 Campus Ct	0.47mi	4/2.0	1,854 (-2%)	11mo	$229,000	$124	65
2565 Madison Ave	0.51mi	4/2.5	1,939 (+2%)	10mo	$239,500	$124	63
2681 Garfield Ave	0.71mi	4/2.0	1,864 (-2%)	1mo	$235,000	$126	63
2489 Campus Ct	0.50mi	3/2.0 (-1)	2,035 (+7%)	11mo	$254,900	$125	51
633 E North 18th St	0.38mi	3/2.0 (-1)	1,679 (-12%)	11mo	$245,000	$146	49
2633 Garfield Ave	0.63mi	3/2.0 (-1)	1,759 (-8%)	14mo	$229,000	$130	42
2425 Campus Ct	0.47mi	3/2.0 (-1)	2,145 (+13%)	14mo	$199,900	$93	40
2572 Madison Ave	0.51mi	4/3.0	2,150 (+13%)	18mo	$263,000	$122	36
2534 John C Stevens St	0.58mi	3/2.0 (-1)	2,142 (+13%)	15mo	$365,000	$170	34

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: 8.0%
• Equity multiple: 1.33×
• Total profit: $22,263
• Equity at exit: $35,785

10-year hold

• IRR: 21.2%
• Equity multiple: 3.24×
• Total profit: $150,846
• Equity at exit: $20,751

Cash invested: $67,200 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,045 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$340 /mo · $4,085/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $706

Break-even live

Break-even rent $2,151

Max offer price $240,000

Occupancy floor 72%

Sensitivity live

Price	-10% $842	-5% $774	+0% $706	+5% $638	+10% $571
Rent	-10% $466	-5% $586	+0% $706	+5% $827	+10% $947
Rate	-1.0pp $827	-0.5pp $767	base $706	+0.5pp $644	+1.0pp $581

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	14d	1	0.57mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	14d	1	0.66mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	14d	1	0.83mi
758 E North 10th St Abilene, TX	4.0	2.0	2366	$2,300	$0.97	44d	1	0.92mi
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	44d	1	1.30mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.44mi

Listing history 17 events

1. 2026-05-14
   historical Active Option Contract 153-char remark

   Show marketing remark (153 chars)

   Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

2. 2026-05-01
   status Active 153-char remark

   Show marketing remark (153 chars)

   Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

3. 2026-04-27
   historical Active Option Contract 153-char remark

   Show marketing remark (153 chars)

   Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

4. 2026-04-22
   status Active 153-char remark

   Show marketing remark (153 chars)

   Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

5. 2026-04-11
   listed $240,000 Active 153-char remark

   Show marketing remark (153 chars)

   Investor Opportunity near Hendricks and ACU. 4 bedroom 2 bath with a large eat-in kitchen and a den. Enclosed patio large backyard. Central Heat and Air.

6. 2018-04-12
   soldstatus
7. 2018-04-11
   soldstatus Sold 418-char remark

   Show marketing remark (418 chars)

   Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

8. 2018-03-30
   status Pending 418-char remark

   Show marketing remark (418 chars)

   Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

9. 2018-03-30
   status Active 418-char remark

   Show marketing remark (418 chars)

   Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

10. 2018-03-26
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

11. 2018-03-13
    historical Active Option Contract 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

12. 2018-03-10
    price $119,900 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

13. 2018-02-13
    price $124,900 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

14. 2018-01-25
    price $134,900 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

15. 2018-01-11
    listed $144,900 Active 418-char remark

    Show marketing remark (418 chars)

    Investor Opportunity! 4 bedroom 2 bath located only minutes from ACU. Large eat-in kitchen. All appliances stay. Range is gas but has electric hookup. Central Heat and Air. You will also find a den that could have multiple uses. enclosed porch. Large living area and formal dining. Lots of Sq Ft. Less than $65 per sq ft. Near HSU, Hendricks, Texas Tech, Restaurants and Shopping. Will Hair Park backs up to the house.

16. 2006-09-27
    soldstatus
17. 1994-08-08
    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: $4,085 · $340/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$307/yr (+$26/mo · 7.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $36,538
• − Mortgage interest: −$13,444
• − Property taxes: −$4,085
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − Depreciation: −$6,982
• Taxable income: $4,981
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $7,281/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

+65.6% since first listed

17 events — show timeline

• 2026-05-14 Contingent — NTREIS
• 2026-05-01 Relisted — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-22 Relisted — NTREIS
• 2026-04-11 Listed $240,000 NTREIS
• 2018-04-12 Sold (Public Records) — Public Records
• 2018-04-11 Sold (MLS) — NTREIS
• 2018-03-30 Pending — NTREIS
• 2018-03-30 Relisted — NTREIS
• 2018-03-26 Pending — NTREIS
• 2018-03-13 Contingent — NTREIS
• 2018-03-10 Price Changed $119,900 NTREIS
• 2018-02-13 Price Changed $124,900 NTREIS
• 2018-01-25 Price Changed $134,900 NTREIS
• 2018-01-11 Listed $144,900 NTREIS
• 2006-09-27 Sold (Public Records) — Public Records
• 1994-08-08 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,085 · +3.0% YoY. Source: county tax records.