1748 Jameson St · Abilene, TX 79603

$142,500

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 3 Days on market

Built 1961 8,538 sqft lot Est $142k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Charming 2-bedroom, 1.5-bath home in a well-established neighborhood with plenty of space and flexibility. This property features a large backyard, two dining areas, and an additional bonus room that can be used as a home office, closet, oversized pantry, or small third bedroom to fit your needs. Conveniently located near the AI data center, schools, shopping, restaurants, and easy access to I-20, this home offers both comfort and convenience. Whether you're looking for extra living space, room to work from home, or a great location close to everyday amenities, this property has a lot to offer.

Key facts

• Two dining areas
• Large backyard
• Great location

Tags

• LARGE BACKYARD
• TWO DINING AREAS
• BONUS ROOM
• HOME OFFICE
• GREAT LOCATION

Property features AI

Finance

• Other: Property listed as Active and offered under an exclusive right to sell agreement; Possession at closing/funding
• Financial info: Accepts cash and conventional financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; 1 carport space; Driveway parking; On-street parking
• Security: Security lights
• Utilities: City water; City sewer; Cable available; Asphalt streets; Located in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to another property; Built in 1961; Located in the J B Collins Of North Park subdivision; Facing and entry level not specified
• Construction: Wood construction; Composition roof; Slab foundation
• Exterior features: Covered porch (enclosed); Chain link fencing; Irregular lot

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Cable TV available; One living area; Two dining areas; Two total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 11.7% 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: Ortiz El (math 16% / reading 20%, grade F, #3,785 of 4,322 statewide, top 88%, 484 students, 92% FRL) — zoned schools average 92% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 33% district-wide (-15 pts) — the specific schools serving this property underperform the Abilene ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% of the median local income ($54k/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 $985 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 $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $142,500

Questions for the listing agent

1. Built in 1961 — 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: 1.37% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $142,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2057 Collins Ave	0.30mi	3/1.0 (+1)	1,296 (+2%)	7mo	$145,000	$112	72
3042 Hickory St	0.34mi	3/2.0 (+1)	1,230 (-3%)	11mo	$178,000	$145	60
2941 Hickory St	0.42mi	3/2.0 (+1)	1,340 (+5%)	3mo	$220,000	$164	60
2750 Clinton St	0.41mi	2/2.0	1,348 (+6%)	8mo	$150,000	$111	60
2917 Hickory St	0.43mi	2/1.0	1,148 (-10%)	6mo	$130,000	$113	59
3018 Grape St	0.15mi	3/1.0 (+1)	1,120 (-12%)	14mo	$39,500	$35	56
2741 Orange St	0.52mi	3/2.0 (+1)	1,182 (-7%)	6mo	$203,000	$172	50
2733 Orange St	0.53mi	3/2.0 (+1)	1,182 (-7%)	6mo	$203,000	$172	49
2498 Grape St	0.73mi	3/1.5 (+1)	1,236 (-3%)	9mo	$49,999	$40	47
1234 N 26th St	0.68mi	2/1.0	1,140 (-10%)	6mo	$55,000	$48	46
3649 Hickory St	0.51mi	3/1.0 (+1)	1,120 (-12%)	7mo	$62,000	$55	46
1902 Vogel St	0.72mi	3/2.0 (+1)	1,328 (+4%)	13mo	$100,000	$75	39

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: 16.6%
• Equity multiple: 1.71×
• Total profit: $28,250
• Equity at exit: $21,247

10-year hold

• IRR: 28.4%
• Equity multiple: 4.12×
• Total profit: $124,385
• Equity at exit: $12,321

Cash invested: $39,900 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $644

Break-even live

Break-even rent $1,141

Max offer price $142,500

Occupancy floor 62%

Sensitivity live

Price	-10% $725	-5% $684	+0% $644	+5% $604	+10% $563
Rent	-10% $490	-5% $567	+0% $644	+5% $721	+10% $799
Rate	-1.0pp $716	-0.5pp $680	base $644	+0.5pp $607	+1.0pp $570

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	45d	1	0.03mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	14d	1	0.37mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	22d	1	0.50mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.39mi

Listing history 4 events

1. 2026-06-19
   days on market $142,500 Active 3 DOM
2. 2026-06-18
   days on market $142,500 Active 2 DOM
3. 2026-06-17
   remarks 601-char remark
4. 2026-06-17
   listed $142,500 Active 1 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: $1,133 · $94/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: +$1,475/yr (+$123/mo · 130.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $23,472
• − Mortgage interest: −$7,982
• − Property taxes: −$1,133
• − Insurance: −$712
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$4,145
• Taxable income: $5,743
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $6,351/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

2 events — show timeline

• 2026-06-16 Listed $142,500 NTREIS
• 1988-03-18 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,133 · +8.3% YoY. Source: county tax records.