1442 Lowden St · Abilene, TX 79601

$250,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 21 Days on market

Built 1933 0.60 ac lot $134/sqft · 62% above area

---

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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Step into timeless charm with this beautifully maintained three bedroom, two bath home built in 1933, where character meets comfort on this spacious half acre lot. From the moment you walk in, you'll appreciate the original wood floors, rich wood trim and classic door casings that showcase the home's authentic craftsmanship. Thoughtfully updated while preserving its historic appeal, this home features double pane windows for added efficiency and comfort, along with a new water heater installed in 2023. The interior offers abundant built in's, providing both charm and practical storage throughout, as well as a cedar-lined closet in the hallway. Designed with accessibility in mind, the home

Key facts

• Ample parking
• Original wood floors
• Double pane windows

Tags

• ORIGINAL WOOD FLOORS
• DOUBLE PANE WINDOWS
• CEDAR LINED CLOSET
• AMPLE PARKING

Property features AI

Finance

• Other: Standard listing; possession at closing/funding; Kitchen refrigerator and extra refrigerator in laundry excluded from sale
• Financial info: Listing accepts Cash, Conventional and FHA financing
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport plus carport spaces (2); Covered parking for 4 vehicles; 2-car garage; Driveway
• Utilities: City water and city sewer; Electricity connected; Individual gas meter and individual water meter; Not in a municipal utility district
• Home design: Single-family residence; One-story home; Attached property; Built in 1933
• Construction: Brick, concrete and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Lot about 0.6 acre

Interior

• Kitchen: Eat-in kitchen; Built-in cabinets; Gas range; Dishwasher; Disposal; Room for a freezer
• Bedrooms: Three bedrooms — all on the main level; Primary bedroom on main level with ensuite bathroom
• Flooring: Hardwood flooring; Linoleum flooring
• Bathrooms: Two full bathrooms — main level; Primary bath with separate shower
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features and cabinets; Decorative lighting; Eat-in kitchen; Natural woodwork and paneling; One living area and one dining area; Fireplace (masonry) in living room; Accessible approach with ramp
• Laundry & utility: Main-level laundry with drip/dry area; Space for extra refrigerator/freezer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+43.4%/yr); 195 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,790/mo this rent would consume 62% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $153,970
• List price: $250,000
• Delta: 62.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1442 Lowden St	0.00mi	3/2.0	1,872 (0%)	0mo	$250,000	$134	100
2742 Old Anson Rd	0.55mi	3/2.0	1,820 (-3%)	0mo	$170,000	$93	70
1710 Jameson St	0.51mi	3/3.0	1,885 (+1%)	8mo	$185,000	$98	64
1634 Sandefer St	0.45mi	3/2.0	1,647 (-12%)	6mo	$199,000	$121	54

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $5,777
• Equity at exit: $37,276

10-year hold

• IRR: 16.0%
• Equity multiple: 2.61×
• Total profit: $112,833
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,790 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $495

Break-even live

Break-even rent $2,163

Max offer price $250,000

Occupancy floor 77%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Jameson St Abilene, TX	3.0	3.0	1885	$3,300	$1.75	43d	1	0.52mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	43d	1	0.53mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.96mi
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	13d	1	1.25mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.38mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.45mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.49mi

Listing history 3 events

1. 2026-05-12
   historical Active Option Contract 1099-char remark
2. 2026-04-30
   listed $250,000 Active 1099-char remark
3. 1997-08-18
   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: $3,525 · $294/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,050/yr (+$88/mo · 29.8%)

ⓘ 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 7/10 Severe
• 🌡 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: $33,475
• − Mortgage interest: −$14,004
• − Property taxes: −$3,525
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$7,273
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $5,442/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

5 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-05-22 Pending — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-04-30 Listed $250,000 NTREIS
• 1997-08-18 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,525 · +8.3% YoY. Source: county tax records.