4014 Concord Dr · Abilene, TX 79603

$215,000

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 50 Days on market

Built 1963 10,542 sqft lot $128/sqft · 14% above area Est $189k · 14% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see what this home has to offer! Great investment property or first time home buyer! This home offers 3 bedrooms, 2 bathrooms, large living area with cozy fireplace, bright cheerful kitchen, office, and fenced backyard. Bring your decorating ideas and tools and see this one today!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Subject to lease possession; Restrictions: deed and easement(s)
• HOA & community: No association

Exterior

• Parking: Driveway; Garage with 2-car capacity; 2-car garage with double doors facing front; Carport spaces: 0; Covered spaces: 0
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Alley access; Curbs
• Home design: Single family residence; One story; Residential property; Not attached to another property; Year built 1963; Preowned
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Patio; Wood fencing; Shed(s); Few trees; Easement for utilities

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Vented exhaust fan; Eat-in kitchen layout
• Bedrooms: Primary bedroom on main level (15 x 11); Bedroom on main level (10 x 11); Bedroom on main level (10 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Cable TV available; High-speed internet available; Window coverings; Built-in cabinets in living area; Fireplace (wood burning)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 (+40.2%/yr); 86 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 $2,567/mo this rent would consume 58% 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 $6k 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $188,572
• List price: $215,000
• Delta: 14.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3714 Concord Dr	0.30mi	3/2.0	1,679 (-0%)	1mo	$165,000	$98	85
1626 Glendale Dr	0.50mi	3/2.0	1,698 (+1%)	5mo	$204,900	$121	71
1737 Marsalis Dr	0.54mi	4/2.0 (+1)	1,642 (-2%)	1mo	$245,000	$149	65
1426 Minter Ln	0.52mi	3/2.0	1,784 (+6%)	1mo	$229,900	$129	65
1918 Rosewood Dr	0.60mi	4/2.0 (+1)	1,694 (+1%)	3mo	$270,000	$159	63
755 Crestwood Dr	0.59mi	3/2.0	1,586 (-6%)	2mo	$259,900	$164	61
1918 Marsalis Dr	0.64mi	3/2.0	1,797 (+7%)	2mo	$240,000	$134	58
1702 Rosewood Dr	0.46mi	3/2.0	1,468 (-13%)	2mo	$201,000	$137	55
1463 Beechwood Ln	0.65mi	4/1.5 (+1)	1,624 (-3%)	5mo	$198,500	$122	53
858 N San Jose Dr	0.55mi	4/1.0 (+1)	1,508 (-10%)	4mo	$114,900	$76	45
80 Harvard Pl	0.73mi	4/2.0 (+1)	1,901 (+13%)	3mo	$259,900	$137	37
1301 Glenhaven Dr	0.73mi	4/1.5 (+1)	1,896 (+13%)	4mo	$187,500	$99	35

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $5,569
• Equity at exit: $32,057

10-year hold

• IRR: 16.5%
• Equity multiple: 2.69×
• Total profit: $101,467
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$324 /mo · $3,892/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $420

Break-even live

Break-even rent $2,035

Max offer price $215,000

Occupancy floor 79%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	43d	1	0.11mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.61mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.77mi
5441 N 10th St Abilene, TX	3.0	2.0	1270	$2,500	$1.97	13d	1	1.01mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.07mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.09mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.17mi

Listing history 21 events

1. 2026-06-19
   days on market $215,000 Active 50 DOM
2. 2026-06-18
   days on market $215,000 Active 49 DOM
3. 2026-06-17
   days on market $215,000 Active 48 DOM
4. 2026-06-16
   days on market $215,000 Active 47 DOM
5. 2026-06-15
   days on market $215,000 Active 46 DOM
6. 2026-06-14
   days on market $215,000 Active 44 DOM
7. 2026-06-13
   days on market $215,000 Active 43 DOM
8. 2026-06-10
   days on market $215,000 Active 41 DOM
9. 2026-06-09
   days on market $215,000 Active 40 DOM
10. 2026-06-08
    days on market $215,000 Active 39 DOM
11. 2026-06-07
    days on market $215,000 Active 38 DOM
12. 2026-06-03
    days on market $215,000 Active 34 DOM
13. 2026-06-02
    days on market $215,000 Active 33 DOM
14. 2026-06-01
    days on market $215,000 Active 32 DOM
15. 2026-05-31
    days on market $215,000 Active 31 DOM
16. 2026-05-30
    days on market $215,000 Active 30 DOM
17. 2026-04-10
    listed $215,000 Active 149-char remark
18. 2017-10-13
    soldstatus Sold 287-char remark

    Show marketing remark (287 chars)

    Come see what this home has to offer! Great investment property or first time home buyer! This home offers 3 bedrooms, 2 bathrooms, large living area with cozy fireplace, bright cheerful kitchen, office, and fenced backyard. Bring your decorating ideas and tools and see this one today!

19. 2017-09-21
    status Pending 287-char remark

    Show marketing remark (287 chars)

    Come see what this home has to offer! Great investment property or first time home buyer! This home offers 3 bedrooms, 2 bathrooms, large living area with cozy fireplace, bright cheerful kitchen, office, and fenced backyard. Bring your decorating ideas and tools and see this one today!

20. 2017-09-14
    listed $91,000 Active 287-char remark

    Show marketing remark (287 chars)

    Come see what this home has to offer! Great investment property or first time home buyer! This home offers 3 bedrooms, 2 bathrooms, large living area with cozy fireplace, bright cheerful kitchen, office, and fenced backyard. Bring your decorating ideas and tools and see this one today!

21. 2017-08-16
    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: $3,892 · $324/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$42/yr (+$4/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $30,799
• − Mortgage interest: −$12,043
• − Property taxes: −$3,892
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$6,255
• Taxable income: $1,808
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $4,602/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

+136.3% since first listed

5 events — show timeline

• 2026-04-10 Listed $215,000 NTREIS
• 2017-10-13 Sold (MLS) — NTREIS
• 2017-09-21 Pending — NTREIS
• 2017-09-14 Listed $91,000 NTREIS
• 2017-08-16 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,892 · +13.0% YoY. Source: county tax records.