2026 Grape St · Abilene, TX 79601

$77,500

3 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 39 Days on market

Built 1923 10,498 sqft lot $49/sqft · 45% below area Est $141k · 45% 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

Calling all investors. Here’s a great flip investment ready property in a good area of Abilene TX. property needs a full rehab. Check it out for yourself. Don’t miss out.

Key facts

• 0.24 acre lot
• Parking
• Built 1923

Property features AI

Finance

• Other: Property is residential, single-family; Lot is just under 0.25 acre
• Financial info: Listing is for cash offers; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Carport (covered) with space for 1 vehicle; No garage
• Utilities: City water; City sewer; Electric service (standard municipal utility not indicated as MUD)
• Home design: Single-family residence; One story; Built in 1923; Located in the College Heights subdivision
• Construction: Pillar/post/pier foundation
• Exterior features: Asphalt surface (driveway/streets); City water; City sewer

Interior

• Kitchen: Kitchen (14 x 16); Appliances: Other
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: No central heating listed; No cooling listed
• Interior features: Five total rooms; One living area; One dining area; Brick fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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 (+43.4%/yr); 198 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,516/mo this rent would consume 56% 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 $536 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1923 — 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 $75,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.25% ✓
• Cap rate: 28.99%
• Cash-on-cash: 81.04%
• DSCR: 4.61
• GRM: 2.6

CMA / ARV

• ARV (median comp): $141,126
• List price: $77,500
• Delta: -45.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Swenson St	0.32mi	3/1.0	1,579 (-0%)	13mo	$165,000	$104	74
1634 Sandefer St	0.23mi	3/2.0	1,647 (+4%)	6mo	$199,000	$121	73
1741 Clinton St	0.26mi	3/2.0	1,568 (-1%)	15mo	$175,000	$112	70
1510 N 18th St	0.18mi	3/2.0	1,492 (-6%)	15mo	$160,000	$107	66
1818 Grape St	0.15mi	3/2.0	1,760 (+11%)	10mo	$80,000	$45	62
2018 Victoria St	0.27mi	3/1.0	1,408 (-11%)	14mo	$17,000	$12	58
1417 N 19th St	0.19mi	3/2.0	1,350 (-15%)	16mo	$139,000	$103	50
1425 Clinton St	0.50mi	3/2.0	1,377 (-13%)	8mo	$52,500	$38	45
1418 Cedar St	0.57mi	3/1.0	1,408 (-11%)	14mo	$167,500	$119	43
2205 Ambler Ave Unit A & B	0.49mi	2/2.0 (-1)	1,724 (+9%)	12mo	$310,000	$180	43
2641 Old Anson Rd	0.75mi	2/1.0 (-1)	1,472 (-7%)	11mo	$47,000	$32	40
1617 Park Ave	0.68mi	4/2.0 (+1)	1,380 (-13%)	0mo	$189,900	$138	38

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: 86.8%
• Equity multiple: 5.34×
• Total profit: $94,111
• Equity at exit: $11,556

10-year hold

• IRR: 91.1%
• Equity multiple: 13.11×
• Total profit: $262,791
• Equity at exit: $6,701

Cash invested: $21,700 (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: 198
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,516 high
• Mortgage (P&I): −$406
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,466

Break-even live

Break-even rent $661

Max offer price $77,500

Occupancy floor 37%

Sensitivity live

Price	-10% $1,509	-5% $1,487	+0% $1,466	+5% $1,444	+10% $1,422
Rent	-10% $1,267	-5% $1,366	+0% $1,466	+5% $1,565	+10% $1,664
Rate	-1.0pp $1,505	-0.5pp $1,485	base $1,466	+0.5pp $1,445	+1.0pp $1,425

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	16d	1	0.32mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	23d	1	0.84mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	16d	1	0.89mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	16d	1	0.96mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	23d	1	0.99mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	23d	1	1.02mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	46d	1	1.11mi
1710 Jameson St Abilene, TX	3.0	3.0	1885	$3,300	$1.75	46d	1	1.11mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	16d	1	1.31mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	23d	1	1.41mi
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	16d	1	1.49mi

Listing history 19 events

1. 2026-06-10
   days on market $77,500 Active 39 DOM
2. 2026-06-09
   days on market $77,500 Active 38 DOM
3. 2026-06-08
   days on market $77,500 Active 37 DOM
4. 2026-06-07
   days on market $77,500 Active 36 DOM
5. 2026-06-03
   days on market $77,500 Active 32 DOM
6. 2026-06-02
   days on market $77,500 Active 31 DOM
7. 2026-06-01
   days on market $77,500 Active 30 DOM
8. 2026-05-31
   days on market $77,500 Active 29 DOM
9. 2026-05-30
   days on market $77,500 Active 28 DOM
10. 2026-05-02
    listed $79,900 Active 12-char remark
11. 2022-03-15
    soldstatus Closed 182-char remark

    Show marketing remark (182 chars)

    Calling all investors. Here’s a great flip investment ready property in a good area of Abilene TX. property needs a full rehab. Check it out for yourself. Don’t miss out.

12. 2022-03-02
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Calling all investors. Here’s a great flip investment ready property in a good area of Abilene TX. property needs a full rehab. Check it out for yourself. Don’t miss out.

13. 2022-01-25
    soldstatus
14. 2022-01-25
    soldstatus
15. 2022-01-11
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Calling all investors. Here’s a great flip investment ready property in a good area of Abilene TX. property needs a full rehab. Check it out for yourself. Don’t miss out.

16. 2021-12-18
    listed $55,000 Active 182-char remark

    Show marketing remark (182 chars)

    Calling all investors. Here’s a great flip investment ready property in a good area of Abilene TX. property needs a full rehab. Check it out for yourself. Don’t miss out.

17. 2005-10-04
    soldstatus
18. 2005-09-09
    soldstatus
19. 1986-06-02
    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: $1,005 · $84/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$413/yr (+$34/mo · 41.1%)

ⓘ 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 2/10 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: $30,197
• − Mortgage interest: −$4,341
• − Property taxes: −$1,005
• − Insurance: −$388
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$2,255
• Taxable income: $17,378
• Est. tax owed @ 24.0%: −$4,171
• After-tax cash flow: $13,416/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

+40.9% since first listed

12 events — show timeline

• 2026-06-10 Listing Removed — NTREIS
• 2026-05-19 Price Changed $77,500 NTREIS
• 2026-05-02 Listed $79,900 NTREIS
• 2022-03-15 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-01-25 Sold (Public Records) — Public Records
• 2022-01-25 Sold (Public Records) — Public Records
• 2022-01-11 Pending — NTREIS
• 2021-12-18 Listed $55,000 NTREIS
• 2005-10-04 Sold (Public Records) — Public Records
• 2005-09-09 Sold (Public Records) — Public Records
• 1986-06-02 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,005 · +18.2% YoY. Source: county tax records.