1401 Cottonwood St · Abilene, TX 79601

$249,000

None bd · 1.0 ba · 808 sqft · SingleFamily public records · 57 Days on market

Built 1927 0.68 ac lot $308/sqft · 205% above area Est $276k · 10% under

---

Why this score? — see what drove the D 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).

• ARV discount +11.9/15.0
• Cash flow +11.4/30.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to acquire a 5-door investment package with strong income potential and added upside. This portfolio includes three two-bedroom homes and two efficiency units, offering consistent rental income across multiple unit types. Large .67 acre tract includes vacant lot providing potential value-add opportunity. Ideal for both seasoned and first-time investors seeking a turnkey opportunity.

Key facts

• Vacant lot
• Turnkey opportunity
• 0.68 acre lot

Tags

• STRONG INCOME POTENTIAL
• CONSISTENT RENTAL INCOME
• VACANT LOT
• VALUE ADD OPPORTUNITY
• TURNKEY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (20.7% below list).
• Recommended offer: $197k (20.7% below list) — sets the bar for 1% rule.

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; 4 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 44% of the median local income ($54k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,486 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $275,681
• List price: $249,000
• Delta: -9.68%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.49×
• Total profit: $-35,511
• Equity at exit: $37,127

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $9,327
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$238 /mo · $2,859/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-88

Break-even live

Break-even rent $2,086

Max offer price $233,511

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $-17	+0% $-88	+5% $-158	+10% $-229
Rent	-10% $-244	-5% $-166	+0% $-88	+5% $-10	+10% $68
Rate	-1.0pp $38	-0.5pp $-24	base $-88	+0.5pp $-152	+1.0pp $-218

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	14d	1	0.17mi
874 N Judge Ely Blvd Abilene, TX	2.0	1.0	928	$1,595	$1.72	21d	1	1.20mi
1402 Westheimer Rd Abilene, TX	2.0	1.0	867	$3,500	$4.04	44d	1	1.22mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	14d	1	1.29mi

Listing history 27 events

1. 2026-06-19
   days on market $249,000 Active 57 DOM
2. 2026-06-18
   days on market $249,000 Active 56 DOM
3. 2026-06-17
   days on market $249,000 Active 55 DOM
4. 2026-06-16
   days on market $249,000 Active 54 DOM
5. 2026-06-15
   days on market $249,000 Active 53 DOM
6. 2026-06-14
   days on market $249,000 Active 51 DOM
7. 2026-06-13
   pricedays on market $249,000 Active 50 DOM
8. 2026-06-10
   days on market $265,000 Active 48 DOM
9. 2026-06-09
   days on market $265,000 Active 47 DOM
10. 2026-06-08
    days on market $265,000 Active 46 DOM
11. 2026-06-07
    days on market $265,000 Active 45 DOM
12. 2026-06-03
    days on market $265,000 Active 41 DOM
13. 2026-06-02
    days on market $265,000 Active 40 DOM
14. 2026-06-01
    days on market $265,000 Active 39 DOM
15. 2026-05-31
    days on market $265,000 Active 38 DOM
16. 2026-05-30
    days on market $265,000 Active 37 DOM
17. 2026-04-23
    listed $275,000 Active 397-char remark

    Show marketing remark (397 chars)

    Opportunity to acquire a 5-door investment package with strong income potential and added upside. This portfolio includes three two-bedroom homes and two efficiency units, offering consistent rental income across multiple unit types. Large .67 acre tract includes vacant lot providing potential value-add opportunity. Ideal for both seasoned and first-time investors seeking a turnkey opportunity.

18. 2025-12-23
    historical
19. 2025-10-31
    price $249,000
20. 2025-10-22
    price $259,000
21. 2025-09-22
    listed $279,000 Active
22. 2021-11-30
    historical
23. 2021-08-26
    price $219,000
24. 2021-07-22
    listed $250,000 Active
25. 2019-08-09
    soldstatus
26. 2017-09-18
    soldstatus
27. 1999-06-09
    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: $2,859 · $238/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$1,697/yr (+$141/mo · 59.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,698
• − Mortgage interest: −$13,948
• − Property taxes: −$2,859
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$7,244
• Taxable loss: −$5,389
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $241/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

+10.0% since first listed

11 events — show timeline

• 2026-04-23 Listed $275,000 NTREIS
• 2025-12-23 Listing Removed — NTREIS
• 2025-10-31 Price Changed $249,000 NTREIS
• 2025-10-22 Price Changed $259,000 NTREIS
• 2025-09-22 Listed $279,000 NTREIS
• 2021-11-30 Listing Removed — NTREIS
• 2021-08-26 Price Changed $219,000 NTREIS
• 2021-07-22 Listed $250,000 NTREIS
• 2019-08-09 Sold (Public Records) — Public Records
• 2017-09-18 Sold (Public Records) — Public Records
• 1999-06-09 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,859 · +4.5% YoY. Source: county tax records.