1001 Jeanette St · Abilene, TX 79602

$249,900

3 bd · 3.0 ba · 2,110 sqft · SingleFamily public records · 17 Days on market

Built 2026 6,316 sqft lot Est $268k · 7% 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 +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Discover modern comfort and thoughtful design in this stunning new construction home situated on a desirable corner lot in the heart of Abilene. Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers an open-concept layout with a bright living room highlighted by soaring vaulted ceilings. The beautiful eat-in kitchen is designed for both style and function, complete with a center island, custom-built cabinetry, granite countertops, and a large walk-in pantry. Brand-new electric range, microwave, and dishwasher are included for added convenience. Enjoy a full-size utility room with additional custom cabinets, abundant storage space, and a dedicated folding area. The private pri

Key facts

• Eat-in kitchen
• Vaulted ceilings
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• VAULTED CEILINGS
• EAT-IN KITCHEN
• CENTER ISLAND
• CUSTOM-BUILT CABINETRY

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 1-car garage; Covered driveway / covered parking (1 covered space)
• Utilities: City water; City sewer; Cable available; High-speed internet available
• Home design: Single family residence; Residential property; One story; New construction - incomplete (Year built: 2026)
• Construction: Slab foundation
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Eat-in kitchen with granite counters and kitchen island; Built-in cabinets; Pantry / Walk-in pantry; Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Primary bedroom on main level (14 x 12); Two additional bedrooms on main level (each 11 x 11)
• Bathrooms: Two full bathrooms; Primary bathroom with dual sinks, granite counters, custom closet system
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Cable TV available; Cathedral ceilings; Eat-in kitchen; Granite counters; High-speed internet available; Vaulted ceilings; Walk-in closets; One living area; Room count: 8; Levels: One
• Laundry & utility: Separate utility room with built-in cabinets; Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Austin El (math 48% / reading 49%, grade D, #950 of 4,322 statewide, top 22%, 724 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 33% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($90k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $246,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $267,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Vine St	0.29mi	4/2.5 (+1)	2,038 (-3%)	4mo	$150,000	$74	70
1174 Palm St	0.19mi	4/2.0 (+1)	1,963 (-7%)	2mo	$250,000	$127	69
517 Jeanette St	0.43mi	3/1.0	2,116 (+0%)	4mo	$175,000	$83	68
533 Sayles Blvd	0.53mi	3/2.0	2,063 (-2%)	4mo	$282,500	$137	64
749 Poplar St	0.33mi	4/2.0 (+1)	2,252 (+7%)	1mo	$90,000	$40	64
701 Sayles Blvd	0.42mi	4/3.0 (+1)	2,254 (+7%)	2mo	$330,000	$146	62
501 Palm St	0.48mi	3/3.0	2,258 (+7%)	6mo	$249,600	$111	61
1017 Sayles Blvd	0.27mi	3/2.0	1,844 (-13%)	4mo	$275,000	$149	58
2145 Idlewild St	0.39mi	2/2.0 (-1)	2,298 (+9%)	3mo	$459,900	$200	56
1341 S 11th St	0.22mi	4/2.0 (+1)	1,819 (-14%)	3mo	$228,000	$125	55
1017 Santos St	0.41mi	2/2.0 (-1)	1,859 (-12%)	2mo	$324,900	$175	51
750 Ross Ave	0.64mi	3/3.0	2,364 (+12%)	6mo	$217,000	$92	45

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: 12.8%
• Equity multiple: 1.54×
• Total profit: $37,511
• Equity at exit: $37,261

10-year hold

• IRR: 25.0%
• Equity multiple: 3.66×
• Total profit: $186,233
• Equity at exit: $21,607

Cash invested: $69,972 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,097 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $969

Break-even live

Break-even rent $1,870

Max offer price $249,900

Occupancy floor 64%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.31mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.38mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	21d	1	1.04mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $249,900 Pending 17 DOM
2. 2026-06-03
   days on market $249,900 Active Option Contract 16 DOM
3. 2026-06-02
   days on market $249,900 Active Option Contract 15 DOM
4. 2026-06-01
   days on market $249,900 Active Option Contract 14 DOM
5. 2026-05-31
   days on market $249,900 Active Option Contract 13 DOM
6. 2026-05-30
   days on market $249,900 Active Option Contract 12 DOM
7. 2026-05-18
   listed $249,900 Active
8. 2025-04-10
   soldstatus
9. 2003-12-16
   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: $752 · $63/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$3,821/yr (+$318/mo · 507.8%)

ⓘ 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 6/10 Major 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: $37,166
• − Mortgage interest: −$13,998
• − Property taxes: −$752
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$7,270
• Taxable income: $7,950
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $9,725/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

3 events — show timeline

• 2026-05-18 Listed $249,900 NTREIS
• 2025-04-10 Sold (Public Records) — Public Records
• 2003-12-16 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $752 · +8.3% YoY. Source: county tax records.