949 Palm St · Abilene, TX 79602

$157,900

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 7 Days on market

Built 1933 10,629 sqft lot $155/sqft · 27% above area Est $124k · 27% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.6/10.0
• 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

Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

Key facts

• Large backyard
• Built-in hutch
• 0.24 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• BUILT-IN HUTCH
• LARGE BACKYARD

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Listing status: Active; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Garage; 1 covered parking space; 1 garage space
• Utilities: City water; City sewer; All-weather road
• Home design: Single family residence; Attached property; One story; Built in 1933; Located in the Jalonick 1st subdivision; Facing/directions: East on S 7th from Sayles, right onto Palm St — house is on the right
• Construction: Brick and wood construction; Year built: 1933
• Exterior features: Less than 0.5-acre lot; All-weather road access; City water; City sewer

Interior

• Kitchen: Built-in cabinets; Granite counters; Electric oven; Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; Granite counters; High-speed internet available; One living area; One dining area; Electric oven; Electric range; Total of 4 rooms
• Laundry & utility: No specific washer/dryer listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 9.2% 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); 370 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y ago; this cycle's ask is 7795% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $157,900

Questions for the listing agent

1. Built in 1933 — 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: 1.26% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

• ARV (median comp): $124,307
• List price: $157,900
• Delta: 27.02%
• 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
949 Palm St	0.00mi	2/1.0	1,018 (0%)	0mo	$157,900	$155	100
1126 Poplar St	0.11mi	2/1.0	1,036 (+2%)	1mo	$65,000	$63	91
850 Poplar St	0.11mi	2/1.0	1,080 (+6%)	4mo	$40,000	$37	81
1025 Palm St	0.04mi	2/1.0	906 (-11%)	5mo	$80,000	$88	76
1201 Chestnut St	0.37mi	2/2.0	1,052 (+3%)	0mo	$160,000	$152	73
525 Jeanette St	0.42mi	3/1.0 (+1)	1,032 (+1%)	1mo	$149,900	$145	72
1257 Pecan St	0.53mi	2/1.0	976 (-4%)	3mo	$154,000	$158	66
1033 S 11th St	0.28mi	2/1.0	896 (-12%)	3mo	$79,900	$89	65
1649 S 16th St	0.59mi	2/1.0	1,080 (+6%)	3mo	$149,900	$139	60
2225 Melrose St	0.65mi	3/1.0 (+1)	1,080 (+6%)	3mo	$155,000	$144	52
334 Cornerstone	0.63mi	3/2.0 (+1)	1,106 (+9%)	2mo	$177,000	$160	45
342 Meander St	0.60mi	3/2.0 (+1)	1,125 (+10%)	6mo	$172,500	$153	40

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: 5.3%
• Equity multiple: 1.22×
• Total profit: $9,589
• Equity at exit: $23,543

10-year hold

• IRR: 19.0%
• Equity multiple: 2.99×
• Total profit: $88,068
• Equity at exit: $13,652

Cash invested: $44,212 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$828
• Tax from tax record: −$286 /mo · $3,428/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $386

Break-even live

Break-even rent $1,493

Max offer price $157,900

Occupancy floor 76%

Sensitivity live

Price	-10% $476	-5% $431	+0% $386	+5% $342	+10% $297
Rent	-10% $230	-5% $308	+0% $386	+5% $465	+10% $543
Rate	-1.0pp $466	-0.5pp $427	base $386	+0.5pp $346	+1.0pp $304

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	14d	1	0.37mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.44mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.45mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	14d	1	0.45mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.54mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	0.58mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	0.59mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	14d	1	0.59mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	14d	1	0.59mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	14d	1	0.59mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	0.72mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	0.80mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.16mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	14d	1	1.36mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	1.37mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	14d	1	1.40mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	44d	1	1.41mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.42mi

Listing history 27 events

1. 2026-05-07
   status Pending 945-char remark
2. 2026-05-03
   status Active 945-char remark
3. 2026-05-02
   historical Active Option Contract 945-char remark
4. 2026-05-01
   listed $157,900 Active 945-char remark
5. 2026-04-07
   soldstatus
6. 2022-04-29
   soldstatus Closed 344-char remark

   Show marketing remark (344 chars)

   Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

7. 2022-04-29
   soldstatus

   Show marketing remark (344 chars)

   Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

8. 2022-04-17
   status Pending 344-char remark

   Show marketing remark (344 chars)

   Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

9. 2022-04-04
   historical Active Option Contract 344-char remark

   Show marketing remark (344 chars)

   Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

10. 2022-03-28
    listed $130,000 Active 344-char remark

    Show marketing remark (344 chars)

    Check out this character-filled home! This 2 bedroom 1 bath home features luxury vinyl plank floor throughout and a comforting color scheme. The dining room has a built-in hutch and an abundance of natural light. The kitchen has open shelving and pass through into the living area. The large backyard is perfect for your outdoor activities.

11. 2020-06-12
    soldstatus
12. 2020-06-11
    soldstatus Sold

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

13. 2020-05-22
    status Pending

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

14. 2020-05-08
    historical Active Option Contract

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

15. 2020-05-08
    status Active

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

16. 2020-05-03
    historical Active Option Contract

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

17. 2020-04-30
    listed $99,900 Active

    Show marketing remark (217 chars)

    ADORABLE CRAFTSMAN COTTAGE WITH OPEN FEEL. BUILT IN SHELVING AND HUTCH. CENTRAL HVAC WITH ALL NEW DUCTS. NEW DECK OFF OF BACK PORCH. RECENTLY PAINTED INSIDE AND OUT. VINYL FLOORING, NEW COUNTER TOPS, STOVE AND VANITY.

18. 2016-01-01
    historical
19. 2015-09-08
    listed $51,500 Active
20. 2015-09-01
    historical
21. 2015-06-03
    listed $57,000 Active
22. 2008-02-01
    soldstatus
23. 2008-01-29
    soldstatus
24. 2008-01-02
    historical
25. 2007-08-31
    listed $49,900
26. 2005-01-26
    soldstatus
27. 2001-04-23
    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: $3,428 · $286/mo
• Projected year-2 tax: $3,428 · $286/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 1/10 Low
• 🌡 Heat 6/10 Major 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: $23,787
• − Mortgage interest: −$8,845
• − Property taxes: −$3,428
• − Insurance: −$790
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$4,593
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,080/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

-96.0% since first listed

29 events — show timeline

• 2026-06-14 Listed for Rent $2,000 NTREIS
• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-07 Pending — NTREIS
• 2026-05-03 Relisted — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-05-01 Listed $157,900 NTREIS
• 2026-04-07 Sold (Public Records) — Public Records
• 2022-04-29 Sold (Public Records) — Public Records
• 2022-04-29 Sold (MLS) — NTREIS
• 2022-04-17 Pending — NTREIS
• 2022-04-04 Contingent — NTREIS
• 2022-03-28 Listed $130,000 NTREIS
• 2020-06-12 Sold (Public Records) — Public Records
• 2020-06-11 Sold (MLS) — NTREIS
• 2020-05-22 Pending — NTREIS
• 2020-05-08 Contingent — NTREIS
• 2020-05-08 Relisted — NTREIS
• 2020-05-03 Contingent — NTREIS
• 2020-04-30 Listed $99,900 NTREIS
• 2016-01-01 Listing Removed — NTREIS
• 2015-09-08 Listed $51,500 NTREIS
• 2015-09-01 Listing Removed — NTREIS
• 2015-06-03 Listed $57,000 NTREIS
• 2008-02-01 Sold (Public Records) — Public Records
• 2008-01-29 Sold (MLS) — NTREIS
• 2008-01-02 Listing Removed — NTREIS
• 2007-08-31 Listed $49,900 NTREIS
• 2005-01-26 Sold (Public Records) — Public Records
• 2001-04-23 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,428 · +5.3% YoY. Source: county tax records.