518 Highland Ave · Abilene, TX 79605

$102,000

2 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 9 Days on market

Built 1950 Fair condition 6,970 sqft lot $85/sqft · 30% below area Est $145k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Property WONT LAST LONG, get your offer in QUICK! No popcorn ceilings here! Very close to Highland Church of Christ, quiet street with few neighbors. 1950 charm, simple and even ready for your update or move in with some touch up. Newer windows, roof 2014, painted 2023, newer gas water heater 2023 and those timeless original hardwood floors. Gas Range and gas wall furnace. As you approach the house you have an attached and one car carport. Entering through the covered front porch is the living room opening up a large entry into the dining room and seamlessly into the kitchen. Theres a shiplap room perfect for a future washer dryer pantry area.

Key facts

• Quiet street
• Roof 2014
• Newer windows

Tags

• QUIET STREET
• NEWER WINDOWS
• ROOF 2014
• PAINTED 2023
• NEWER GAS WATER HEATER 2023
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $102k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Cap rate 14.6% vs local median 6.6% 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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+32.1%/yr); 179 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $705 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $102,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $145,431
• List price: $102,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 S 6th St	0.06mi	2/1.0	1,356 (+13%)	2mo	$185,000	$136	70
334 Cornerstone	0.24mi	3/2.0 (+1)	1,106 (-8%)	4mo	$177,000	$160	68
2433 S 11th St	0.56mi	2/2.0	1,222 (+2%)	3mo	$180,000	$147	68
2225 Melrose St	0.19mi	3/1.0 (+1)	1,080 (-10%)	4mo	$155,000	$144	62
941 Meander St	0.52mi	3/2.0 (+1)	1,258 (+5%)	5mo	$179,900	$143	58
525 Jeanette St	0.42mi	3/1.0 (+1)	1,032 (-14%)	3mo	$149,900	$145	46
310 S Mockingbird Ln	0.53mi	2/1.0	1,020 (-15%)	2mo	$115,000	$113	45
3109 S 5th St	0.72mi	3/2.0 (+1)	1,072 (-10%)	2mo	$165,000	$154	42
1110 Amarillo St	0.57mi	3/1.0 (+1)	1,368 (+14%)	2mo	$119,900	$88	38
1126 Peach St	0.72mi	3/1.0 (+1)	1,308 (+9%)	5mo	$169,000	$129	38
333 Green St	0.67mi	3/1.0 (+1)	1,039 (-13%)	1mo	$149,900	$144	37
949 Palm St	0.71mi	2/1.0	1,018 (-15%)	2mo	$157,900	$155	36

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: 29.7%
• Equity multiple: 2.32×
• Total profit: $37,814
• Equity at exit: $15,209

10-year hold

• IRR: 39.8%
• Equity multiple: 5.69×
• Total profit: $133,861
• Equity at exit: $8,819

Cash invested: $28,560 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 19 under contract
• Months of supply: 1.8 mo (54%/mo absorbed)
• Median asking: $155,300 ($123/sqft)
• Median days on market: 36 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 79605

• Rents YoY: 32.1%
• Active inventory: 179
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$535
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $704

Break-even live

Break-even rent $899

Max offer price $102,000

Occupancy floor 56%

Sensitivity live

Price	-10% $762	-5% $733	+0% $704	+5% $675	+10% $646
Rent	-10% $563	-5% $634	+0% $704	+5% $775	+10% $846
Rate	-1.0pp $756	-0.5pp $730	base $704	+0.5pp $678	+1.0pp $651

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: $25,500
• Closing costs: $3,060
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	62d	1	0.35mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	70d	1	0.39mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	62d	1	0.66mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	62d	1	0.88mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	70d	1	0.93mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	62d	1	0.97mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	70d	1	1.10mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	70d	1	1.20mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	93d	1	1.21mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	70d	1	1.21mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	62d	1	1.21mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	93d	1	1.21mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	93d	1	1.32mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	93d	1	1.33mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	62d	1	1.34mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	62d	1	1.34mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	62d	1	1.40mi

Property features AI

Finance

• Other: Property type: Residential single-familySubdivision: 475 Highland AdditionCounty: TaylorDirections: Leaving downtown Abilene on South 1st; turn left on Sayles, right on 5th, house will be on your right.
• Financial info: Listing terms: Cash or ConventionalLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached carport (covered; 1 space)Driveway parkingOn-street parking
• Utilities: City waterCity sewerElectricity connectedNatural gas availableCurbsAll-weather road
• Home design: Single-family residenceAccessory unit present (285 sq ft)Property attachedBuilt in 1950Shingle roofSiding exteriorPillar/post/pier foundation
• Construction: Siding constructionShingle roofPillar/Post/Pier foundationYear built 1950
• Exterior features: Chain link and wood fencingMany trees on the lotAccessible approach with ramp

Interior

• Kitchen: DishwasherGas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Wood flooringWood under carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingWindow unit(s) for cooling
• Interior features: Built-in featuresOne living areaOne dining area7 total roomsOne-level home
• Laundry & utility: Full-size washer/dryer areaGas water heaterLaundry room with space for a freezer

Listing history 10 events

1. 2026-08-08
   days on market $102,000 Active 9 DOM
2. 2026-08-07
   statusdays on market $102,000 Active 8 DOM
3. 2026-06-22
   status $102,000 Pending 7 DOM
4. 2026-06-19
   days on market $102,000 Active 7 DOM
5. 2026-06-18
   days on market $102,000 Active 6 DOM
6. 2026-06-17
   days on market $102,000 Active 5 DOM
7. 2026-06-16
   days on market $102,000 Active 4 DOM
8. 2026-06-15
   days on market $102,000 Active 3 DOM
9. 2026-06-13
   remarks 699-char remark
10. 2026-06-13
    listed $102,000 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: $1,591 · $133/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$276/yr (+$23/mo · 17.3%)

ⓘ 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 ≥104°F today · 22 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: $21,481
• − Mortgage interest: −$5,714
• − Property taxes: −$1,591
• − Insurance: −$510
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$2,967
• Taxable income: $7,263
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,708/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab Est. rehab $29,950–$53,910 screening

The home requires moderate repairs to exterior siding and interior walls, but has good systems and original hardwood floors. Painting these areas would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — Electrical panel is visible and appears outdated.
• Major Plumbing (plumbing) — No visible signs of water damage or leaks, but plumbing may be old and in need of inspection.
• Major Exterior (exterior) — Exterior siding appears to be peeling and in need of repair.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Interior walls — Paint appears worn

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Alcorta El F TX #2,396/4,322 Nat'l #25,956/41,679 Middle Madison Middle F TX #1,077/1,662 Nat'l #9,020/14,009

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

B Composite livability gradescore 75/100

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 · 145,270 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property type: Residential single-familySubdivision: 475 Highland AdditionCounty: TaylorDirections: Leaving downtown Abilene on South 1st; turn left on Sayles, right on 5th, house will be on your right.
• Financial info: Listing terms: Cash or ConventionalLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached carport (covered; 1 space)Driveway parkingOn-street parking
• Utilities: City waterCity sewerElectricity connectedNatural gas availableCurbsAll-weather road
• Home design: Single-family residenceAccessory unit present (285 sq ft)Property attachedBuilt in 1950Shingle roofSiding exteriorPillar/post/pier foundation
• Construction: Siding constructionShingle roofPillar/Post/Pier foundationYear built 1950
• Exterior features: Chain link and wood fencingMany trees on the lotAccessible approach with ramp

Interior

• Kitchen: DishwasherGas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Wood flooringWood under carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingWindow unit(s) for cooling
• Interior features: Built-in featuresOne living areaOne dining area7 total roomsOne-level home
• Laundry & utility: Full-size washer/dryer areaGas water heaterLaundry room with space for a freezer

Price history

4 events — show timeline

• 2026-06-19 Pending — NTREIS
• 2026-06-12 Listed $102,000 NTREIS
• 2007-02-23 Sold (Public Records) — Public Records
• 2007-02-23 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,591 · +16.0% YoY. Source: county tax records.