2033 Highland Ave · Abilene, TX 79605

$185,000

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 27 Days on market

Built 1951 10,193 sqft lot Est $179k · at est.

---

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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.0/10.0
• ARV discount +6.0/15.0
• 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

Perfect starter home with a warm and inviting feel! This charming southside home offers a spacious living area that’s perfect for entertaining, featuring original hardwood floors, recessed lighting, and plenty of natural light throughout. The kitchen is both functional and stylish with granite countertops, a breakfast bar, and easy access to the separate dining area—ideal for family dinners and gatherings. The primary suite is generously sized with boxed ceilings, recessed lighting, abundant windows, and ample closet space. Two additional bedrooms offer flexibility for guests, a home office, or extra living space. Step outside to enjoy the large backyard, complete with a patio a

Key facts

• Large backyard
• Recessed lighting
• Granite countertops

Tags

• HARDWOOD FLOORS
• RECESSED LIGHTING
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• LARGE BACKYARD
• PATIO

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Subdivision: Anderson Add; County: Taylor
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or covered/carport spaces listed)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1951; Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Few trees on lot

Interior

• Kitchen: Granite countertops; Built-in cabinets; Pantry; Electric range; Dishwasher
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Hardwood; Travertine stone
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Electric heating/AC; Ceiling fan(s)
• Interior features: Eat-in kitchen; Granite counters; Pantry; One living area; One dining area; 7 total rooms; One-level layout
• 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 $185k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 11 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 42% 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 $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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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: built in 1951 — 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.20% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $179,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 S 20th St	0.13mi	3/2.0	1,448 (+0%)	1mo	$199,900	$138	93
1701 S 21st St	0.32mi	3/2.0	1,384 (-4%)	2mo	$199,900	$144	76
2701 S 27th St	0.58mi	3/2.0	1,440 (-0%)	1mo	$165,000	$115	72
1733 Palm St	0.59mi	3/2.0	1,381 (-4%)	0mo	$159,900	$116	65
2641 Raintree Cir	0.46mi	3/2.0	1,322 (-8%)	2mo	$225,000	$170	63
2526 Edgemont Dr	0.68mi	3/2.0	1,405 (-3%)	2mo	$190,000	$135	62
1749 S 21	0.27mi	2/2.0 (-1)	1,269 (-12%)	1mo	$219,500	$173	62
2057 Barrow St	0.60mi	3/1.0	1,374 (-5%)	0mo	$169,900	$124	60
2209 Poplar St	0.57mi	4/1.0 (+1)	1,328 (-8%)	1mo	$145,000	$109	50
1974 Woodard St	0.57mi	2/1.0 (-1)	1,308 (-9%)	3mo	$69,900	$53	47
2926 S 23rd St	0.54mi	4/1.0 (+1)	1,624 (+12%)	0mo	$189,900	$117	45
2925 S 27th St	0.69mi	3/1.0	1,269 (-12%)	1mo	$120,000	$95	43

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $7,187
• Equity at exit: $27,584

10-year hold

• IRR: 17.4%
• Equity multiple: 2.79×
• Total profit: $92,529
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$970
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $399

Break-even live

Break-even rent $1,710

Max offer price $185,000

Occupancy floor 77%

Sensitivity live

Price	-10% $503	-5% $451	+0% $399	+5% $346	+10% $294
Rent	-10% $224	-5% $311	+0% $399	+5% $486	+10% $573
Rate	-1.0pp $492	-0.5pp $446	base $399	+0.5pp $351	+1.0pp $302

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	0.33mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.65mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	0.72mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	0.81mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	1.02mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.03mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	1.09mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	1.14mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	1.33mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	1.43mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.45mi

Listing history 50 events

1. 2026-06-15
   status $185,000 Pending 27 DOM
2. 2026-06-15
   days on market $185,000 Active Option Contract 27 DOM
3. 2026-06-14
   days on market $185,000 Active Option Contract 25 DOM
4. 2026-06-13
   days on market $185,000 Active Option Contract 24 DOM
5. 2026-06-10
   days on market $185,000 Active Option Contract 22 DOM
6. 2026-06-09
   days on market $185,000 Active Option Contract 21 DOM
7. 2026-06-08
   days on market $185,000 Active Option Contract 20 DOM
8. 2026-06-07
   statusdays on market $185,000 Active Option Contract 19 DOM
9. 2026-06-03
   days on market $185,000 Active 15 DOM
10. 2026-06-02
    days on market $185,000 Active 14 DOM
11. 2026-06-01
    days on market $185,000 Active 13 DOM
12. 2026-05-31
    days on market $185,000 Active 12 DOM
13. 2026-05-30
    days on market $185,000 Active 11 DOM
14. 2026-05-19
    listed $185,000 Active
15. 2025-09-13
    status Active
16. 2025-06-24
    status Pending
17. 2025-03-31
    historical
18. 2025-02-13
    status Pending
19. 2025-02-13
    status Option Pending
20. 2024-09-27
    status Pending
21. 2024-08-19
    status Active
22. 2024-07-23
    status Pending
23. 2024-06-24
    listed $111,513 Active
24. 2024-05-31
    historical
25. 2024-01-15
    price $155,000
26. 2023-10-04
    listed $160,000 Active
27. 2020-02-10
    soldstatus
28. 2020-02-07
    soldstatus Sold
29. 2020-01-13
    status Pending
30. 2020-01-03
    historical Active Option Contract
31. 2019-12-23
    listed $119,000 Active
32. 2015-12-23
    soldstatus
33. 2015-12-22
    soldstatus Sold
34. 2015-11-25
    status Pending
35. 2015-11-14
    historical Active Option Contract
36. 2015-08-27
    price $102,500
37. 2015-07-16
    listed $112,500 Active
38. 2010-06-08
    soldstatus
39. 2010-06-04
    soldstatus
40. 2010-04-26
    historical
41. 2010-03-16
    listed $110,000
42. 2006-08-18
    soldstatus
43. 2006-08-16
    soldstatus
44. 2006-08-06
    historical
45. 2006-07-26
    listed $78,000
46. 2006-06-14
    soldstatus
47. 2006-06-12
    soldstatus
48. 2006-06-01
    listed $36,500
49. 2006-06-01
    historical
50. 2000-05-24
    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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $26,576
• − Mortgage interest: −$10,363
• − Property taxes: −$3,645
• − Insurance: −$925
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$5,382
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $4,300/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

+406.8% since first listed

37 events — show timeline

• 2026-05-19 Listed $185,000 NTREIS
• 2025-09-13 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-03-31 Listing Removed — HARMLS
• 2025-02-13 Pending — HARMLS
• 2025-02-13 Pending — HARMLS
• 2024-09-27 Pending — HARMLS
• 2024-08-19 Relisted — HARMLS
• 2024-07-23 Pending — HARMLS
• 2024-06-24 Listed $111,513 HARMLS
• 2024-05-31 Listing Removed — NTREIS
• 2024-01-15 Price Changed $155,000 NTREIS
• 2023-10-04 Listed $160,000 NTREIS
• 2020-02-10 Sold (Public Records) — Public Records
• 2020-02-07 Sold (MLS) — NTREIS
• 2020-01-13 Pending — NTREIS
• 2020-01-03 Contingent — NTREIS
• 2019-12-23 Listed $119,000 NTREIS
• 2015-12-23 Sold (Public Records) — Public Records
• 2015-12-22 Sold (MLS) — NTREIS
• 2015-11-25 Pending — NTREIS
• 2015-11-14 Contingent — NTREIS
• 2015-08-27 Price Changed $102,500 NTREIS
• 2015-07-16 Listed $112,500 NTREIS
• 2010-06-08 Sold (Public Records) — Public Records
• 2010-06-04 Sold (MLS) — NTREIS
• 2010-04-26 Listing Removed — NTREIS
• 2010-03-16 Listed $110,000 NTREIS
• 2006-08-18 Sold (Public Records) — Public Records
• 2006-08-16 Sold (MLS) — NTREIS
• 2006-08-06 Listing Removed — NTREIS
• 2006-07-26 Listed $78,000 NTREIS
• 2006-06-14 Sold (Public Records) — Public Records
• 2006-06-12 Sold (MLS) — NTREIS
• 2006-06-01 Listing Removed — NTREIS
• 2006-06-01 Listed $36,500 NTREIS
• 2000-05-24 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,645 · +4.9% YoY. Source: county tax records.