901 Mulberry St · Abilene, TX 79601

$149,900

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 111 Days on market

Built 1943 7,013 sqft lot Est $152k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• 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

3 Bedroom, 2 Bathroom North Abilene home with detached garage. Many updates including Roof, External siding and paint, Central heat and air, Tankless gas water heater, Electric panel, Attic insulation and Garage door. Original hardwood floors in living room, dining room and bedrooms. Tile flooring in kitchen and bathrooms. Kitchen has updated countertops, fixtures, and stainless-steel gas range. Covered front porch, paver patio and additional storage shed.

Key facts

• External siding
• Electric panel
• Attic insulation

Tags

• DETACHED GARAGE
• UPDATES INCLUDING ROOF
• EXTERNAL SIDING
• TANKLESS GAS WATER HEATER
• ELECTRIC PANEL
• ATTIC INSULATION

Property features AI

Finance

• Other: Listing is Active Under Contract; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered spaces; Driveway; 2-car garage with single doors and garage door opener; Garage faces front
• Security: Audio and video recording consent for visitors
• Utilities: City water; City sewer; Cable available; Alley access; Asphalt access
• Home design: Single-family residence; One story; Built in 1943; Preowned
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Interior lot; Less than 0.5 acre lot; Covered patio/porch

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Covered porch(es)
• Laundry & utility: Utility room; Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: Purcell El (math 30% / reading 22%, grade F, #2,954 of 4,322 statewide, top 69%, 635 students, 84% FRL) — zoned schools average 84% FRL vs 57% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+43.4%/yr); 195 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 $2,332/mo this rent would consume 52% of the median local household income ($54k/yr) (locally 1240% 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 $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.56% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.85%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $151,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Mulberry St	0.00mi	3/2.0	1,204 (0%)	0mo	$149,900	$125	100
1042 Beech St	0.15mi	3/2.0	1,256 (+4%)	2mo	$199,900	$159	85
889 Beech St	0.07mi	3/2.0	1,310 (+9%)	6mo	$124,900	$95	77
1201 Victoria St	0.44mi	3/1.0	1,248 (+4%)	4mo	$159,000	$127	66
825 Victoria St	0.36mi	3/1.0	1,326 (+10%)	1mo	$40,000	$30	62
2241 State St	0.57mi	2/2.0 (-1)	1,162 (-4%)	2mo	$64,900	$56	60
757 Mesquite St	0.61mi	3/1.0	1,254 (+4%)	4mo	$165,000	$132	58
1782 N 15th St	0.54mi	3/1.0	1,050 (-13%)	2mo	$135,000	$129	48
1350 Lillius St	0.59mi	2/1.0 (-1)	1,076 (-11%)	1mo	$150,000	$139	45
2116 Parramore St	0.54mi	3/1.0	1,384 (+15%)	1mo	$145,000	$105	45
1418 Graham St	0.67mi	3/1.0	1,314 (+9%)	7mo	$149,900	$114	44
872 Forrest Ave	0.74mi	2/1.0 (-1)	1,032 (-14%)	2mo	$130,000	$126	31

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: 24.8%
• Equity multiple: 2.09×
• Total profit: $45,592
• Equity at exit: $22,351

10-year hold

• IRR: 35.4%
• Equity multiple: 5.05×
• Total profit: $169,844
• Equity at exit: $12,961

Cash invested: $41,972 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$786
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $904

Break-even live

Break-even rent $1,188

Max offer price $149,900

Occupancy floor 56%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.64mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	0.69mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	0.74mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	1.02mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.07mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.15mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	1.45mi

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-04-23
   historical Active Option Contract
3. 2026-03-22
   price $149,900
4. 2026-01-23
   listed $160,000 Active
5. 2015-11-20
   soldstatus
6. 2015-11-19
   soldstatus Sold
7. 2015-11-10
   status Pending
8. 2015-11-05
   price $39,900
9. 2015-10-20
   listed $45,000 Active
10. 2004-07-19
    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: $1,078 · $90/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,665/yr (+$139/mo · 154.5%)

ⓘ 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 ≥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: $27,987
• − Mortgage interest: −$8,397
• − Property taxes: −$1,078
• − Insurance: −$750
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$4,361
• Taxable income: $8,924
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $8,707/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

+233.1% since first listed

10 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-03-22 Price Changed $149,900 NTREIS
• 2026-01-23 Listed $160,000 NTREIS
• 2015-11-20 Sold (Public Records) — Public Records
• 2015-11-19 Sold (MLS) — NTREIS
• 2015-11-10 Pending — NTREIS
• 2015-11-05 Price Changed $39,900 NTREIS
• 2015-10-20 Listed $45,000 NTREIS
• 2004-07-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,078 · +8.3% YoY. Source: county tax records.