802A Orange St · Abilene, TX 79601

$699,900

11 bd · 4.0 ba · 3,510 sqft · MultiFamily public records · 75 Days on market

Built 1925 0.53 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

OWNER AGENT--HISTORY HISTORY HISTORY IN THIS BUILDING THAT WAS ONCE OWNED BY THE HENDRICKS--LOCATED ON 3 LOTS DOWNTOWN W LOTS OF PARKING AND SQUARE FOOTAGE GALORE. MULTIPLE OPTIONS AVAILABLE SUCH AS- USED PREVIOUSLY AS A DR'S OFFICE, WOULD MAKE A GREAT LAW OFFICE, INSURANCE, GROUP HOME, OR EVEN A LARGE CORPORATE HEADQUARTERS- LIVING QUARTERS COULD ALSO BE AN OPTION. WITH AN EASY REMODEL YOU COULD ADD A KITCHEN TO CARRAIGE HOUSE AND ANOTHER BATH IN MAIN HOUSE WHERE A KITCHENETTE IS AND MAKE IT 2 SEPERATE SHORT TERM RENTALS THAT WOULD ACCOMODATE LOTS OF GUESTS 11 ROOMS OR OFFICES AND 4 FULL BATHS W 2 HALF BATHS.. MIGHT GO FHA OR VA BUT YOU WOULD NEED TO VERIFY BECAUSE OF THE SET UP. ZONED COMMERCIAL HOWEVER RESIDENTIAL IS ALLOWED. WOULD BE GREAT OPTION FOR SOMEONE WANTING A BUSINESS-HOME COMBINATION AS YOU COULD USE ONE AS HOUSE AND THE OTHER AS OFFICE.

Key facts

• Easy remodel
• Lots of parking
• Located on 3 lots

Tags

• LOCATED ON 3 LOTS
• LOTS OF PARKING
• ZONED COMMERCIAL
• RESIDENTIAL IS ALLOWED
• EASY REMODEL
• ADD A KITCHEN

What this means for you Summary

Snapshot

• This is a 11-bed/4.0-bath multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Recommended offer: $658k (6.0% below list) — sets the bar for market timing.

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; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $7,545/mo this rent would consume 169% 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 $5k of loan paydown is wiped out by about $21k 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 $196k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($658k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $59k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $657,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-12,159
• Equity at exit: $104,357

10-year hold

• IRR: 13.0%
• Equity multiple: 2.28×
• Total profit: $250,526
• Equity at exit: $60,515

Cash invested: $195,972 (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: 30.9×

Monthly cashflow live

• Estimated rent: $7,545 high
• Mortgage (P&I): −$3,670
• Tax from tax record: −$1,038 /mo · $12,458/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,584
• Net cashflow: $960

Break-even live

Break-even rent $6,329

Max offer price $699,900

Occupancy floor 82%

Sensitivity live

Price	-10% $1,357	-5% $1,158	+0% $960	+5% $762	+10% $564
Rent	-10% $364	-5% $662	+0% $960	+5% $1,258	+10% $1,556
Rate	-1.0pp $1,313	-0.5pp $1,138	base $960	+0.5pp $779	+1.0pp $595

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,544
Total (4 units)			$7,545

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $699,900 Active 75 DOM
2. 2026-06-18
   days on market $699,900 Active 74 DOM
3. 2026-06-17
   days on market $699,900 Active 73 DOM
4. 2026-06-16
   days on market $699,900 Active 72 DOM
5. 2026-06-15
   days on market $699,900 Active 71 DOM
6. 2026-06-14
   days on market $699,900 Active 69 DOM
7. 2026-06-13
   days on market $699,900 Active 68 DOM
8. 2026-06-10
   days on market $699,900 Active 66 DOM
9. 2026-06-09
   days on market $699,900 Active 65 DOM
10. 2026-06-08
    days on market $699,900 Active 64 DOM
11. 2026-06-07
    days on market $699,900 Active 63 DOM
12. 2026-06-03
    days on market $699,900 Active 59 DOM
13. 2026-06-02
    days on market $699,900 Active 58 DOM
14. 2026-06-01
    days on market $699,900 Active 57 DOM
15. 2026-05-31
    days on market $699,900 Active 56 DOM
16. 2026-05-30
    days on market $699,900 Active 55 DOM
17. 2026-04-27
    price $699,900 864-char remark

    Show marketing remark (864 chars)

    OWNER AGENT--HISTORY HISTORY HISTORY IN THIS BUILDING THAT WAS ONCE OWNED BY THE HENDRICKS--LOCATED ON 3 LOTS DOWNTOWN W LOTS OF PARKING AND SQUARE FOOTAGE GALORE. MULTIPLE OPTIONS AVAILABLE SUCH AS- USED PREVIOUSLY AS A DR'S OFFICE, WOULD MAKE A GREAT LAW OFFICE, INSURANCE, GROUP HOME, OR EVEN A LARGE CORPORATE HEADQUARTERS- LIVING QUARTERS COULD ALSO BE AN OPTION. WITH AN EASY REMODEL YOU COULD ADD A KITCHEN TO CARRAIGE HOUSE AND ANOTHER BATH IN MAIN HOUSE WHERE A KITCHENETTE IS AND MAKE IT 2 SEPERATE SHORT TERM RENTALS THAT WOULD ACCOMODATE LOTS OF GUESTS 11 ROOMS OR OFFICES AND 4 FULL BATHS W 2 HALF BATHS.. MIGHT GO FHA OR VA BUT YOU WOULD NEED TO VERIFY BECAUSE OF THE SET UP. ZONED COMMERCIAL HOWEVER RESIDENTIAL IS ALLOWED. WOULD BE GREAT OPTION FOR SOMEONE WANTING A BUSINESS-HOME COMBINATION AS YOU COULD USE ONE AS HOUSE AND THE OTHER AS OFFICE.

18. 2026-04-05
    listed $759,000 Active 864-char remark

    Show marketing remark (864 chars)

    OWNER AGENT--HISTORY HISTORY HISTORY IN THIS BUILDING THAT WAS ONCE OWNED BY THE HENDRICKS--LOCATED ON 3 LOTS DOWNTOWN W LOTS OF PARKING AND SQUARE FOOTAGE GALORE. MULTIPLE OPTIONS AVAILABLE SUCH AS- USED PREVIOUSLY AS A DR'S OFFICE, WOULD MAKE A GREAT LAW OFFICE, INSURANCE, GROUP HOME, OR EVEN A LARGE CORPORATE HEADQUARTERS- LIVING QUARTERS COULD ALSO BE AN OPTION. WITH AN EASY REMODEL YOU COULD ADD A KITCHEN TO CARRAIGE HOUSE AND ANOTHER BATH IN MAIN HOUSE WHERE A KITCHENETTE IS AND MAKE IT 2 SEPERATE SHORT TERM RENTALS THAT WOULD ACCOMODATE LOTS OF GUESTS 11 ROOMS OR OFFICES AND 4 FULL BATHS W 2 HALF BATHS.. MIGHT GO FHA OR VA BUT YOU WOULD NEED TO VERIFY BECAUSE OF THE SET UP. ZONED COMMERCIAL HOWEVER RESIDENTIAL IS ALLOWED. WOULD BE GREAT OPTION FOR SOMEONE WANTING A BUSINESS-HOME COMBINATION AS YOU COULD USE ONE AS HOUSE AND THE OTHER AS OFFICE.

19. 2022-03-14
    soldstatus Closed 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

20. 2022-03-11
    soldstatus
21. 2022-03-02
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

22. 2022-01-21
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

23. 2022-01-14
    status Active 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

24. 2022-01-05
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

25. 2021-11-22
    listed $549,900 Active 641-char remark

    Show marketing remark (641 chars)

    Remodel of both buildings complete. Beautiful restoration. On historic registry. Residential or commercial with office space in front building and living space in the carriage house or vice-versa. Live and earn income. Original wood flooring and stair railings. Awesome front porch. Most bedrooms non-conforming (no closets or windows). Front home has 1 full bath and two half baths and potential for 6 bedrooms, plus 2 kitchens, 2 living areas. Carriage house has 2 full bathrooms and the potential for 4 bedrooms, huge living. Office space is a possibility too. Large parking. Vacant lots to north included. Lease or lease to own possible.

26. 2021-10-21
    historical
27. 2021-10-10
    status Active
28. 2021-09-26
    historical Active Option Contract
29. 2021-04-20
    listed $535,000 Active
30. 2021-02-12
    historical
31. 2020-09-28
    listed $535,000 Active
32. 2019-12-12
    historical
33. 2019-12-11
    status Active
34. 2019-05-21
    historical
35. 2018-10-31
    listed $535,000 Active

ⓘ 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: $12,458 · $1,038/mo
• Projected year-2 tax: $12,808 · $1,067/mo
• Expected delta: +$350/yr (+$29/mo · 2.8%)

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

Taxation est. · year 1

• Rental income: $90,540
• − Mortgage interest: −$39,205
• − Property taxes: −$12,458
• − Insurance: −$3,500
• − Repairs & maintenance: −$7,243
• − Management: −$7,243
• − Depreciation: −$20,361
• Taxable income: $530
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $11,397/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

+30.8% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $699,900 NTREIS
• 2026-04-05 Listed $759,000 NTREIS
• 2022-03-14 Sold (MLS) — NTREIS
• 2022-03-11 Sold (Public Records) — Public Records
• 2022-03-02 Pending — NTREIS
• 2022-01-21 Pending — NTREIS
• 2022-01-14 Relisted — NTREIS
• 2022-01-05 Pending — NTREIS
• 2021-11-22 Listed $549,900 NTREIS
• 2021-10-21 Listing Removed — NTREIS
• 2021-10-10 Relisted — NTREIS
• 2021-09-26 Contingent — NTREIS
• 2021-04-20 Listed $535,000 NTREIS
• 2021-02-12 Listing Removed — NTREIS
• 2020-09-28 Listed $535,000 NTREIS
• 2019-12-12 Listing Removed — NTREIS
• 2019-12-11 Relisted — NTREIS
• 2019-05-21 Listing Removed — NTREIS
• 2018-10-31 Listed $535,000 NTREIS

Property tax history

+0.5%/yr

Latest (2025): $12,458 · +0.5% YoY. Source: county tax records.