933 Avenue F · Abilene, TX 79601

$270,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 3 Days on market

Built 1960 8,756 sqft lot Est $225k · 20% over

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Why this score? — see what drove the D 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot. Close to ACU. 3 bedrooms, 2 baths, in Radford Hills. Stainless steel appliances, tranquil backyard. Storage shed stays. Make appointment and show. Your buyers will not be disappointed!

Key facts

• Storage shed
• Granite countertops
• Corner lot

Tags

• METICULOUSLY LANDSCAPED YARD
• OPEN CONCEPT LIVING AREA
• WELL APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• STORAGE SHED
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).

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: Taylor El (math 32% / reading 44%, grade F, #1,709 of 4,322 statewide, top 40%, 658 students, 66% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 6 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 $2,798/mo this rent would consume 63% 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $225,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 Avenue F	0.00mi	3/2.0	1,608 (0%)	1mo	$270,000	$168	100
914 Ruswood Cir	0.33mi	3/2.0	1,608 (0%)	3mo	$235,000	$146	82
1034 Piedmont Dr	0.25mi	3/2.0	1,538 (-4%)	0mo	$275,000	$179	81
642 Harwell St	0.32mi	3/2.0	1,635 (+2%)	6mo	$175,000	$107	77
818 Avenue F	0.15mi	3/2.0	1,745 (+8%)	4mo	$239,900	$137	76
710 Gary Ln	0.46mi	3/2.0	1,613 (+0%)	7mo	$249,900	$155	72
1317 E North 16th St	0.58mi	3/2.0	1,640 (+2%)	1mo	$230,000	$140	69
766 E North 12th St	0.28mi	4/2.0 (+1)	1,513 (-6%)	6mo	$175,000	$116	67
809 Milford St	0.28mi	4/2.0 (+1)	1,796 (+12%)	1mo	$245,000	$136	62
1117 Piedmont Dr	0.30mi	3/2.0	1,799 (+12%)	7mo	$220,000	$122	61
825 Kenwood Dr	0.46mi	3/2.0	1,761 (+10%)	6mo	$239,825	$136	58
1041 Pinot Dr	0.70mi	3/3.0	1,598 (-1%)	6mo	$254,900	$160	58

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-9,720
• Equity at exit: $40,258

10-year hold

• IRR: 11.4%
• Equity multiple: 2.11×
• Total profit: $83,808
• Equity at exit: $23,345

Cash invested: $75,600 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$381 /mo · $4,571/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $301

Break-even live

Break-even rent $2,417

Max offer price $270,000

Occupancy floor 84%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	44d	1	0.29mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	13d	1	0.32mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.21mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	1.24mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	13d	1	1.26mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	13d	1	1.47mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   price $270,000
3. 2026-04-17
   listed $257,000 Active
4. 2016-08-31
   soldstatus
5. 2016-08-30
   soldstatus Sold 196-char remark

   Show marketing remark (196 chars)

   Corner lot. Close to ACU. 3 bedrooms, 2 baths, in Radford Hills. Stainless steel appliances, tranquil backyard. Storage shed stays. Make appointment and show. Your buyers will not be disappointed!

6. 2016-08-03
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Corner lot. Close to ACU. 3 bedrooms, 2 baths, in Radford Hills. Stainless steel appliances, tranquil backyard. Storage shed stays. Make appointment and show. Your buyers will not be disappointed!

7. 2016-07-05
   historical Active Option Contract 196-char remark

   Show marketing remark (196 chars)

   Corner lot. Close to ACU. 3 bedrooms, 2 baths, in Radford Hills. Stainless steel appliances, tranquil backyard. Storage shed stays. Make appointment and show. Your buyers will not be disappointed!

8. 2016-06-15
   listed $135,000 Active 196-char remark

   Show marketing remark (196 chars)

   Corner lot. Close to ACU. 3 bedrooms, 2 baths, in Radford Hills. Stainless steel appliances, tranquil backyard. Storage shed stays. Make appointment and show. Your buyers will not be disappointed!

9. 2000-10-18
   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: $4,571 · $381/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$370/yr (+$31/mo · 8.1%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $33,576
• − Mortgage interest: −$15,124
• − Property taxes: −$4,571
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$7,855
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $3,780/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

+100.0% since first listed

9 events — show timeline

• 2026-04-22 Pending — NTREIS
• 2026-04-21 Price Changed $270,000 NTREIS
• 2026-04-17 Listed $257,000 NTREIS
• 2016-08-31 Sold (Public Records) — Public Records
• 2016-08-30 Sold (MLS) — NTREIS
• 2016-08-03 Pending — NTREIS
• 2016-07-05 Contingent — NTREIS
• 2016-06-15 Listed $135,000 NTREIS
• 2000-10-18 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,571 · +2.5% YoY. Source: county tax records.