2134 S 2nd St · Abilene, TX 79605

$145,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 68 Days on market

Built 1935 7,013 sqft lot Est $185k · 22% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

LOTS OF POTENTIAL--EXCELLENT INVESTMENT! THREE BEDROOMS, TWO BATHS, CENTRAL HEAT--WITH LOTS OF LIVING SPACE!! TO BE SOLD STRICTLY AS-IS. .. WOULD MAKE A GREAT RENTAL PROPERTY--SEE IT TODAY!!

Key facts

• Backyard
• 7,013 sq ft lot
• Built 1935

Tags

• INTERIOR LOT LOCATION
• MULTIPLE STORAGE SHEDS
• BACKYARD

Property features AI

Finance

• Other: Possession at closing/funding; Subdivision: Harris Add
• Financial info: Acceptable financing: Cash or Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway access; Alley access
• Security: Audio and video surveillance devices present (security cameras excluded from sale)
• Utilities: City water; City sewer; Electricity connected; Cable available; Individual gas meter
• Home design: Single-family residence; One story; Property attached: yes
• Construction: Built in 1935
• Exterior features: Covered porch(es); Interior lot; Alley and asphalt access with curbs

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Breakfast bar; Built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 6 total rooms
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 6.8% 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 (+32.1%/yr); 109 active listings in the ZIP; 10 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 44% 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 $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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 1935 — 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.60% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.03%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $185,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2134 S 2nd St	0.00mi	3/2.0	1,424 (0%)	0mo	$145,000	$102	100
2235 S 6th St	0.32mi	2/1.0 (-1)	1,356 (-5%)	0mo	$185,000	$136	68
2116 Parramore St	0.57mi	3/1.0	1,384 (-3%)	1mo	$145,000	$105	64
226 Palm St	0.52mi	2/2.0 (-1)	1,512 (+6%)	3mo	$69,900	$46	58
433 Fannin St	0.59mi	3/2.0	1,319 (-7%)	4mo	$160,000	$121	57
518 Meander St	0.33mi	3/2.0	1,632 (+15%)	5mo	$212,000	$130	56
866 Grand Ave	0.63mi	3/2.0	1,537 (+8%)	3mo	$249,900	$163	55
825 Victoria St	0.69mi	3/1.0	1,326 (-7%)	1mo	$40,000	$30	51
709 Jeanette St	0.58mi	3/1.0	1,554 (+9%)	3mo	$230,000	$148	51
449 Clinton St	0.44mi	2/1.0 (-1)	1,577 (+11%)	4mo	$184,000	$117	49
3041 Russell Ave	0.70mi	3/2.0	1,587 (+11%)	2mo	$224,500	$141	47
325 Burger St	0.50mi	3/1.0	1,221 (-14%)	4mo	$167,000	$137	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: 22.9%
• Equity multiple: 2.00×
• Total profit: $40,584
• Equity at exit: $21,620

10-year hold

• IRR: 33.9%
• Equity multiple: 4.89×
• Total profit: $157,984
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$760
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $813

Break-even live

Break-even rent $1,290

Max offer price $145,000

Occupancy floor 60%

Sensitivity live

Price	-10% $895	-5% $854	+0% $813	+5% $772	+10% $731
Rent	-10% $630	-5% $721	+0% $813	+5% $905	+10% $996
Rate	-1.0pp $886	-0.5pp $850	base $813	+0.5pp $775	+1.0pp $737

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	14d	1	0.54mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	22d	1	0.64mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	0.67mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	14d	1	0.71mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	22d	1	0.99mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	14d	1	1.00mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	1.13mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	22d	1	1.29mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	1.35mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.42mi

Listing history 16 events

1. 2026-05-16
   historical Active Option Contract
2. 2026-05-11
   price $147,400
3. 2026-05-08
   status Active
4. 2026-04-30
   historical Active Option Contract
5. 2026-04-10
   price $149,900
6. 2026-04-09
   status Active
7. 2026-03-18
   status Pending
8. 2026-03-07
   historical Active Option Contract
9. 2026-02-27
   listed $154,900 Active
10. 2011-02-01
    historical
11. 2010-08-06
    listed $80,000
12. 2008-04-04
    soldstatus
13. 2007-11-14
    soldstatus 190-char remark

    Show marketing remark (190 chars)

    LOTS OF POTENTIAL--EXCELLENT INVESTMENT! THREE BEDROOMS, TWO BATHS, CENTRAL HEAT--WITH LOTS OF LIVING SPACE!! TO BE SOLD STRICTLY AS-IS. .. WOULD MAKE A GREAT RENTAL PROPERTY--SEE IT TODAY!!

14. 2007-11-02
    historical 190-char remark

    Show marketing remark (190 chars)

    LOTS OF POTENTIAL--EXCELLENT INVESTMENT! THREE BEDROOMS, TWO BATHS, CENTRAL HEAT--WITH LOTS OF LIVING SPACE!! TO BE SOLD STRICTLY AS-IS. .. WOULD MAKE A GREAT RENTAL PROPERTY--SEE IT TODAY!!

15. 2007-10-12
    listed $22,900 190-char remark

    Show marketing remark (190 chars)

    LOTS OF POTENTIAL--EXCELLENT INVESTMENT! THREE BEDROOMS, TWO BATHS, CENTRAL HEAT--WITH LOTS OF LIVING SPACE!! TO BE SOLD STRICTLY AS-IS. .. WOULD MAKE A GREAT RENTAL PROPERTY--SEE IT TODAY!!

16. 2006-03-21
    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: $2,381 · $198/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$272/yr (+$23/mo · 11.4%)

ⓘ 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: $27,831
• − Mortgage interest: −$8,122
• − Property taxes: −$2,381
• − Insurance: −$725
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$4,218
• Taxable income: $7,931
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $7,852/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

+543.7% since first listed

16 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-05-11 Price Changed $147,400 NTREIS
• 2026-05-08 Relisted — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-10 Price Changed $149,900 NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-18 Pending — NTREIS
• 2026-03-07 Contingent — NTREIS
• 2026-02-27 Listed $154,900 NTREIS
• 2011-02-01 Listing Removed — NTREIS
• 2010-08-06 Listed $80,000 NTREIS
• 2008-04-04 Sold (Public Records) — Public Records
• 2007-11-14 Sold (MLS) — NTREIS
• 2007-11-02 Listing Removed — NTREIS
• 2007-10-12 Listed $22,900 NTREIS
• 2006-03-21 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,381 · +10.5% YoY. Source: county tax records.