4066 Avondale St · Abilene, TX 79605

$175,000

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 14 Days on market

Built 1953 0.32 ac lot Est $222k · 21% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.5/10.0
• 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

The home is being offered As Is and will be sold at public auction on June 13, 2026, at 12:00 PM. Don't miss your chance to own a property in this highly desirable location with strong appeal for homeowners and investors alike. Opportunity awaits with this charming mid-century home located in one of the area's most desirable neighborhoods and sought-after school districts. Featuring 3 bedrooms, 2 bathrooms, a spacious living room, and a separate dining room, this property offers timeless character and endless potential. Nestled in a neighborhood among mature shade trees on a cozy, established street, the neighborhood exudes old-world charm and a welcoming atmosphere. Whether you're searchin

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (approx. 19 ft wide x 21 ft long); 2 covered parking spaces; Concrete parking surfaces; No carport spaces
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Located in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; Built in 1953; Subdivision: Elmwood West; Directions: South 14 to Leggett, north on Leggett to Avondale
• Construction: Year built 1953
• Exterior features: Lot under 0.5 acre (approx. 0.324 acres); Alley access; Asphalt and curbed streets; Overhead utilities; Phone available

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom (1st level) about 16 x 14; Bedroom (1st level) about 11 x 12; Bedroom (1st level) about 11 x 14
• Bathrooms: 2 full bathrooms
• Interior features: Built-in features; One level; 5 total rooms; 1 living area; 1 dining area; Living area approximately 1600
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.0% 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: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 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; 7 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).
• This rent runs 42% 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 $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

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: 1.25% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7631 Hudson Way	0.38mi	3/2.0	1,573 (-2%)	3mo	$315,000	$200	75
734 S Jefferson Dr	0.50mi	3/2.0	1,546 (-3%)	1mo	$215,500	$139	68
1058 Westridge Dr	0.35mi	3/2.0	1,468 (-8%)	4mo	$210,000	$143	65
1305 S Pioneer Dr	0.55mi	4/2.0 (+1)	1,620 (+1%)	2mo	$225,000	$139	63
1266 Buccaneer Dr	0.48mi	3/1.0	1,502 (-6%)	3mo	$130,000	$87	63
4082 Stratford St	0.47mi	3/2.5	1,739 (+9%)	1mo	$315,000	$181	58
3302 S 5th St	0.61mi	3/1.0	1,479 (-8%)	2mo	$189,900	$128	55
1326 Glenwood Dr	0.64mi	2/2.0 (-1)	1,524 (-5%)	3mo	$224,900	$148	53
3218 S 5th St	0.66mi	3/1.5	1,452 (-9%)	2mo	$114,900	$79	52
1361 S Pioneer Dr	0.66mi	3/1.5	1,738 (+9%)	4mo	$195,000	$112	51
918 S San Jose Dr	0.62mi	3/1.5	1,400 (-12%)	2mo	$212,000	$151	49
1141 S La Salle	0.57mi	4/1.0 (+1)	1,427 (-11%)	2mo	$190,000	$133	46

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $8,926
• Equity at exit: $26,093

10-year hold

• IRR: 18.4%
• Equity multiple: 2.92×
• Total profit: $93,909
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$918
• Tax from tax record: −$340 /mo · $4,083/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $402

Break-even live

Break-even rent $1,685

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $501	-5% $451	+0% $402	+5% $352	+10% $303
Rent	-10% $228	-5% $315	+0% $402	+5% $488	+10% $575
Rate	-1.0pp $490	-0.5pp $446	base $402	+0.5pp $356	+1.0pp $310

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	22d	1	0.59mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	0.79mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	14d	1	0.97mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.08mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	1.22mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	45d	1	1.25mi
2301 Post Oak Rd Abilene, TX	3.0	2.0	1915	$3,295	$1.72	22d	1	1.35mi

Listing history 12 events

1. 2026-06-18
   status $175,000 Pending 14 DOM
2. 2026-06-18
   days on market $175,000 Active 14 DOM
3. 2026-06-17
   days on market $175,000 Active 13 DOM
4. 2026-06-16
   days on market $175,000 Active 12 DOM
5. 2026-06-15
   days on market $175,000 Active 11 DOM
6. 2026-06-14
   days on market $175,000 Active 9 DOM
7. 2026-06-13
   days on market $175,000 Active 8 DOM
8. 2026-06-10
   days on market $175,000 Active 6 DOM
9. 2026-06-09
   days on market $175,000 Active 5 DOM
10. 2026-06-08
    days on market $175,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $175,000 Active 3 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: $4,083 · $340/mo
• Projected year-2 tax: $4,083 · $340/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 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 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: $26,318
• − Mortgage interest: −$9,803
• − Property taxes: −$4,083
• − Insurance: −$875
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$5,091
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $4,279/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

4 events — show timeline

• 2026-06-03 Listed $175,000 NTREIS
• 2011-11-15 Sold (Public Records) — Public Records
• 2010-12-09 Sold (Public Records) — Public Records
• 1995-09-26 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,083 · -0.3% YoY. Source: county tax records.