518 Highland Ave · Abilene, TX 79605

$102,000

2 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 7 Days on market

Built 1950 6,970 sqft lot Est $173k · 41% 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 +2.8/10.0
• Condition / age +2.5/5.0
• 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. The kitchen has the cute corner sink overlookin

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

Property features AI

Finance

• Other: Property type: Residential single-family; Subdivision: 475 Highland Addition; County: Taylor; Directions: 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 Conventional; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached carport (covered; 1 space); Driveway parking; On-street parking
• Utilities: City water; City sewer; Electricity connected; Natural gas available; Curbs; All-weather road
• Home design: Single-family residence; Accessory unit present (285 sq ft); Property attached; Built in 1950; Shingle roof; Siding exterior; Pillar/post/pier foundation
• Construction: Siding construction; Shingle roof; Pillar/Post/Pier foundation; Year built 1950
• Exterior features: Chain link and wood fencing; Many trees on the lot; Accessible approach with ramp

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Wood flooring; Wood under carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Built-in features; One living area; One dining area; 7 total rooms; One-level home
• Laundry & utility: Full-size washer/dryer area; Gas water heater; Laundry room with space for a freezer

What this means for you Summary

Snapshot

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

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 6.7% 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); 109 active listings in the ZIP; 17 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 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 7 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. Built in 1950 — 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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $172,512
• Comps found: 12

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%)	0mo	$185,000	$136	71
334 Cornerstone	0.24mi	3/2.0 (+1)	1,106 (-8%)	2mo	$177,000	$160	70
2433 S 11th St	0.56mi	2/2.0	1,222 (+2%)	2mo	$180,000	$147	69
2225 Melrose St	0.19mi	3/1.0 (+1)	1,080 (-10%)	3mo	$155,000	$144	63
941 Meander St	0.52mi	3/2.0 (+1)	1,258 (+5%)	4mo	$179,900	$143	59
525 Jeanette St	0.42mi	3/1.0 (+1)	1,032 (-14%)	1mo	$149,900	$145	48
310 S Mockingbird Ln	0.53mi	2/1.0	1,020 (-15%)	1mo	$115,000	$113	46
850 Poplar St	0.67mi	2/1.0	1,080 (-10%)	4mo	$40,000	$37	45
3109 S 5th St	0.72mi	3/2.0 (+1)	1,072 (-10%)	1mo	$165,000	$154	44
1110 Amarillo St	0.57mi	3/1.0 (+1)	1,368 (+14%)	1mo	$119,900	$88	40
1126 Peach St	0.72mi	3/1.0 (+1)	1,308 (+9%)	3mo	$169,000	$129	40
949 Palm St	0.71mi	2/1.0	1,018 (-15%)	0mo	$157,900	$155	38

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 →

ZIP-level market 79605

• Rents YoY: 32.1%
• Active inventory: 109
• 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
• 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	14d	1	0.35mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.39mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	14d	1	0.66mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	14d	1	0.88mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.93mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	14d	1	0.97mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.10mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.20mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.21mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.21mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	14d	1	1.21mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.21mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.32mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.33mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	14d	1	1.34mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	14d	1	1.34mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	14d	1	1.40mi

Listing history 7 events

1. 2026-06-19
   days on market $102,000 Active 7 DOM
2. 2026-06-18
   days on market $102,000 Active 6 DOM
3. 2026-06-17
   days on market $102,000 Active 5 DOM
4. 2026-06-16
   days on market $102,000 Active 4 DOM
5. 2026-06-15
   days on market $102,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 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.

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

3 events — show timeline

• 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.