974 N Jefferson St · Abilene, TX 79603

$180,000

4 bd · 1.5 ba · 1,313 sqft · SingleFamily public records · 4 Days on market

Built 1959 6,839 sqft lot Est $209k · 14% 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 +29.7/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

Key facts

• Granite countertops
• Tiled shower
• 6,839 sq ft lot

Tags

• GRANITE COUNTERTOPS
• RECENTLY REPLACED CABINETRY
• TILED SHOWER
• MINUTES FROM DOWNTOWN ABILENE

Property features AI

Finance

• Other: Survey available
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Curbs; Electricity connected; Individual gas meter
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Built in 1959; Siding and wood construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Lot is less than 0.5 acre

Interior

• Kitchen: Gas range
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet available; One living area; One dining area; Total room count: 5
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.7% 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 leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,449/mo this rent would consume 55% 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe 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 $180,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $208,767
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3813 Laurel Dr	0.51mi	3/2.0 (-1)	1,336 (+2%)	3mo	$220,000	$165	64
5301 North 10th St	0.56mi	3/2.0 (-1)	1,270 (-3%)	0mo	$203,000	$160	61
858 N San Jose Dr	0.24mi	4/1.0	1,508 (+15%)	4mo	$114,900	$76	59
3833 N 9th St	0.53mi	3/2.0 (-1)	1,376 (+5%)	6mo	$220,000	$160	55
3884 Laurel Dr	0.43mi	3/1.5 (-1)	1,150 (-12%)	2mo	$145,000	$126	52
5501 N 10th St	0.75mi	3/2.0 (-1)	1,280 (-2%)	3mo	$203,000	$159	52
5449 N 10th St	0.72mi	3/2.0 (-1)	1,280 (-2%)	4mo	$203,000	$159	52
5457 N 10th St	0.73mi	3/2.0 (-1)	1,270 (-3%)	3mo	$203,000	$160	50
409 N Bowie Dr	0.41mi	3/1.0 (-1)	1,128 (-14%)	3mo	$169,900	$151	48
3549 N 11th St	0.73mi	3/2.0 (-1)	1,236 (-6%)	3mo	$219,999	$178	47
3525 N 11th St	0.75mi	3/2.0 (-1)	1,236 (-6%)	6mo	$168,000	$136	43
1702 Rosewood Dr	0.74mi	3/2.0 (-1)	1,468 (+12%)	2mo	$201,000	$137	37

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $21,319
• Equity at exit: $26,839

10-year hold

• IRR: 23.2%
• Equity multiple: 3.50×
• Total profit: $126,089
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$944
• Tax from tax record: −$261 /mo · $3,135/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $588

Break-even live

Break-even rent $1,705

Max offer price $180,000

Occupancy floor 71%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5441 N 10th St Abilene, TX	3.0	2.0	1270	$2,500	$1.97	13d	1	0.71mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.93mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	1.09mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	1.22mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.32mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.39mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.48mi

Listing history 12 events

1. 2026-04-23
   listed $180,000 Active
2. 2024-10-04
   soldstatus Closed 386-char remark

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

3. 2024-10-04
   soldstatus

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

4. 2024-09-25
   status Pending 386-char remark

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

5. 2024-09-17
   historical Active Option Contract 386-char remark

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

6. 2024-08-26
   price $149,000 386-char remark

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

7. 2024-07-17
   listed $155,000 Active 386-char remark

   Show marketing remark (386 chars)

   This 1,300+ SqFt 4 bed 1.5 bath has brand new carpet in the bedrooms and a fresh coat of paint. Granite countertops and recently replaced cabinets in the kitchen and tiled walls in the shower, this house has a high level of quality for this price point. Across the street from Stafford Elementary and conveniently located just minutes from both Downtown Abilene and The Mall of Abilene.

8. 2020-08-06
   soldstatus
9. 2020-03-16
   soldstatus Sold 611-char remark

   Show marketing remark (611 chars)

   This ranch style design offers lots of potential for that first home or rental investment! Features include a spacious living area, three bedrooms, one and one half baths, kitchen, breakfast area, fenced backyard and one car garage. Make an appointment to see it today, bring your decorating ideas and make it yours! Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition-but priced to sell!! Freddie Mac looks at only Owner Occupant, NSP or Non-Profit Offers for the first 20 days-After 1-28-2020 all offers will be considered.

10. 2020-02-19
    status Pending 611-char remark

    Show marketing remark (611 chars)

    This ranch style design offers lots of potential for that first home or rental investment! Features include a spacious living area, three bedrooms, one and one half baths, kitchen, breakfast area, fenced backyard and one car garage. Make an appointment to see it today, bring your decorating ideas and make it yours! Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition-but priced to sell!! Freddie Mac looks at only Owner Occupant, NSP or Non-Profit Offers for the first 20 days-After 1-28-2020 all offers will be considered.

11. 2020-02-13
    price $39,900 611-char remark

    Show marketing remark (611 chars)

    This ranch style design offers lots of potential for that first home or rental investment! Features include a spacious living area, three bedrooms, one and one half baths, kitchen, breakfast area, fenced backyard and one car garage. Make an appointment to see it today, bring your decorating ideas and make it yours! Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition-but priced to sell!! Freddie Mac looks at only Owner Occupant, NSP or Non-Profit Offers for the first 20 days-After 1-28-2020 all offers will be considered.

12. 2020-01-08
    listed $46,900 Active 611-char remark

    Show marketing remark (611 chars)

    This ranch style design offers lots of potential for that first home or rental investment! Features include a spacious living area, three bedrooms, one and one half baths, kitchen, breakfast area, fenced backyard and one car garage. Make an appointment to see it today, bring your decorating ideas and make it yours! Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition-but priced to sell!! Freddie Mac looks at only Owner Occupant, NSP or Non-Profit Offers for the first 20 days-After 1-28-2020 all offers will be considered.

ⓘ 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: $3,135 · $261/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$159/yr (+$13/mo · 5.1%)

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 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: $29,385
• − Mortgage interest: −$10,083
• − Property taxes: −$3,135
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$5,236
• Taxable income: $4,533
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $5,967/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

+283.8% since first listed

12 events — show timeline

• 2026-04-23 Listed $180,000 NTREIS
• 2024-10-04 Sold (Public Records) — Public Records
• 2024-10-04 Sold (MLS) — NTREIS
• 2024-09-25 Pending — NTREIS
• 2024-09-17 Contingent — NTREIS
• 2024-08-26 Price Changed $149,000 NTREIS
• 2024-07-17 Listed $155,000 NTREIS
• 2020-08-06 Sold (Public Records) — Public Records
• 2020-03-16 Sold (MLS) — NTREIS
• 2020-02-19 Pending — NTREIS
• 2020-02-13 Price Changed $39,900 NTREIS
• 2020-01-08 Listed $46,900 NTREIS

Property tax history

+12.5%/yr

Latest (2025): $3,135 · +34.4% YoY. Source: county tax records.