2002 Minter Ln · Abilene, TX 79603

$159,200

3 bd · 1.5 ba · 1,649 sqft · SingleFamily public records · 62 Days on market

Built 1959 7,492 sqft lot Est $218k · 27% 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 MLS

This subtle Northside home is centered right in the heart of Minter Lane for easy access and navigation through town. Boasting over 1600sqft, this 3 bedroom, 1.5 bathroom home has a newly updated kitchen with newer appliances, cabinets and countertops!!! A Cozy living area with newer carpet. An Updated main bathroom, newer vinyl plank flooring throughout! The bedrooms are a great size! Don't forget the large covered patio with storage building in the backyard!!!! This home is a must see and must grab before its gone!!!

Key facts

• Convenient access
• Covered patio
• 7,492 sq ft lot

Tags

• COVERED PATIO
• LARGE STORAGE BUILDING
• CONVENIENT ACCESS

Property features AI

Finance

• Other: HUD-owned special listing condition; Flood plain — verify flood insurance
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or covered/carport spaces listed)
• Utilities: City water; City sewer; Alley access; Asphalt streets; Curbs; Municipal utility district
• Home design: Single family residence; One story
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built in 1959
• Exterior features: Covered patio/porch; Storage shed; Wood fencing; Interior lot

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; Two living areas; Six total rooms; One-level home
• Laundry & utility: Electric dryer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Purcell El (math 30% / reading 22%, grade F, #2,954 of 4,322 statewide, top 69%, 635 students, 84% FRL) — zoned schools average 84% FRL vs 57% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 9 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).
• At $2,425/mo this rent would consume 54% of the median local household income ($54k/yr) (locally 662% 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 $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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $149,648 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.52% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $217,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Marsalis Dr	0.25mi	4/2.0 (+1)	1,642 (-0%)	1mo	$245,000	$149	80
2137 Minter Ln	0.08mi	3/2.0	1,513 (-8%)	1mo	$199,000	$132	80
1918 Marsalis Dr	0.23mi	3/2.0	1,797 (+9%)	2mo	$240,000	$134	71
3714 Concord Dr	0.62mi	3/2.0	1,679 (+2%)	1mo	$165,000	$98	65
1426 Minter Ln	0.42mi	3/2.0	1,784 (+8%)	1mo	$229,900	$129	64
1549 Briarwood St	0.50mi	4/1.0 (+1)	1,591 (-4%)	1mo	$150,000	$94	63
1702 Rosewood Dr	0.35mi	3/2.0	1,468 (-11%)	2mo	$201,000	$137	61
3271 Sherry Ln	0.39mi	3/2.5	1,476 (-10%)	1mo	$189,700	$129	60
1433 Bridge Ave	0.63mi	4/2.0 (+1)	1,703 (+3%)	1mo	$135,000	$79	57
1773 Westview Dr	0.37mi	3/1.0	1,418 (-14%)	0mo	$189,900	$134	57
1634 Bridge Ave	0.50mi	2/2.0 (-1)	1,511 (-8%)	3mo	$89,900	$59	53
1557 Burger St	0.72mi	4/2.0 (+1)	1,596 (-3%)	2mo	$225,000	$141	53

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $918
• Equity at exit: $23,737

10-year hold

• IRR: 16.2%
• Equity multiple: 2.75×
• Total profit: $78,150
• Equity at exit: $13,765

Cash invested: $44,576 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$835
• Tax from tax record: −$376 /mo · $4,510/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $212

Break-even live

Break-even rent $2,156

Max offer price $159,200

Occupancy floor 86%

Sensitivity live

Price	-10% $302	-5% $257	+0% $212	+5% $167	+10% $122
Rent	-10% $20	-5% $116	+0% $212	+5% $308	+10% $403
Rate	-1.0pp $292	-0.5pp $252	base $212	+0.5pp $171	+1.0pp $129

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: $39,800
• Closing costs: $4,776
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.24mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.31mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	14d	1	0.37mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	14d	1	0.46mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.76mi
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	44d	1	0.82mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.22mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	1.43mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.45mi

Listing history 20 events

1. 2026-04-22
   status Pending
2. 2026-04-03
   price $159,200
3. 2026-02-17
   listed $199,000 Active
4. 2025-02-17
   price $199,900
5. 2025-01-29
   price $205,000
6. 2025-01-18
   price $212,000
7. 2025-01-09
   listed $219,000 Active
8. 2024-06-25
   soldstatus Closed 524-char remark

   Show marketing remark (524 chars)

   This subtle Northside home is centered right in the heart of Minter Lane for easy access and navigation through town. Boasting over 1600sqft, this 3 bedroom, 1.5 bathroom home has a newly updated kitchen with newer appliances, cabinets and countertops!!! A Cozy living area with newer carpet. An Updated main bathroom, newer vinyl plank flooring throughout! The bedrooms are a great size! Don't forget the large covered patio with storage building in the backyard!!!! This home is a must see and must grab before its gone!!!

9. 2024-06-24
   soldstatus
10. 2024-05-08
    historical Active Kick-Out 524-char remark

    Show marketing remark (524 chars)

    This subtle Northside home is centered right in the heart of Minter Lane for easy access and navigation through town. Boasting over 1600sqft, this 3 bedroom, 1.5 bathroom home has a newly updated kitchen with newer appliances, cabinets and countertops!!! A Cozy living area with newer carpet. An Updated main bathroom, newer vinyl plank flooring throughout! The bedrooms are a great size! Don't forget the large covered patio with storage building in the backyard!!!! This home is a must see and must grab before its gone!!!

11. 2024-04-26
    price $230,000 524-char remark

    Show marketing remark (524 chars)

    This subtle Northside home is centered right in the heart of Minter Lane for easy access and navigation through town. Boasting over 1600sqft, this 3 bedroom, 1.5 bathroom home has a newly updated kitchen with newer appliances, cabinets and countertops!!! A Cozy living area with newer carpet. An Updated main bathroom, newer vinyl plank flooring throughout! The bedrooms are a great size! Don't forget the large covered patio with storage building in the backyard!!!! This home is a must see and must grab before its gone!!!

12. 2024-04-22
    listed $250,000 Active 524-char remark

    Show marketing remark (524 chars)

    This subtle Northside home is centered right in the heart of Minter Lane for easy access and navigation through town. Boasting over 1600sqft, this 3 bedroom, 1.5 bathroom home has a newly updated kitchen with newer appliances, cabinets and countertops!!! A Cozy living area with newer carpet. An Updated main bathroom, newer vinyl plank flooring throughout! The bedrooms are a great size! Don't forget the large covered patio with storage building in the backyard!!!! This home is a must see and must grab before its gone!!!

13. 2021-03-25
    soldstatus
14. 2021-03-19
    soldstatus Sold
15. 2021-03-02
    status Pending
16. 2021-02-05
    historical Active Option Contract
17. 2021-01-28
    price $129,000
18. 2021-01-06
    price $134,500
19. 2020-12-09
    listed $138,500 Active
20. 1998-05-15
    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: $4,510 · $376/mo
• Projected year-2 tax: $4,510 · $376/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 6/10 Major FEMA zone AE · 80% 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: $29,095
• − Mortgage interest: −$8,918
• − Property taxes: −$4,510
• − Insurance: −$5,914
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$4,631
• Taxable income: $467
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,431/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

+14.9% since first listed

20 events — show timeline

• 2026-04-22 Pending — NTREIS
• 2026-04-03 Price Changed $159,200 NTREIS
• 2026-02-17 Listed $199,000 NTREIS
• 2025-02-17 Price Changed $199,900 NTREIS
• 2025-01-29 Price Changed $205,000 NTREIS
• 2025-01-18 Price Changed $212,000 NTREIS
• 2025-01-09 Listed $219,000 NTREIS
• 2024-06-25 Sold (MLS) — NTREIS
• 2024-06-24 Sold (Public Records) — Public Records
• 2024-05-08 Contingent — NTREIS
• 2024-04-26 Price Changed $230,000 NTREIS
• 2024-04-22 Listed $250,000 NTREIS
• 2021-03-25 Sold (Public Records) — Public Records
• 2021-03-19 Sold (MLS) — NTREIS
• 2021-03-02 Pending — NTREIS
• 2021-02-05 Contingent — NTREIS
• 2021-01-28 Price Changed $129,000 NTREIS
• 2021-01-06 Price Changed $134,500 NTREIS
• 2020-12-09 Listed $138,500 NTREIS
• 1998-05-15 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,510 · +19.0% YoY. Source: county tax records.