833 S 17th St · Abilene, TX 79602

$140,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 13 Days on market

Built 1952 7,013 sqft lot Est $122k · 15% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner. Agent, Cute 2 bedroom, hardwood floors in living and both bedrooms; bathroom updated in 2010. Washer, dryer and stove stays with the property, 2 window units stay with the property. Large backyard with wooden fence. NEW ROOF COMING SOON!

Key facts

• Added privacy
• Spacious backyard
• 7,013 sq ft lot

Tags

• SPACIOUS BACKYARD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• ESTABLISHED NEIGHBORHOOD
• ADDED PRIVACY

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: 2-space carport; On-street parking available
• Security: Smoke detectors installed
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Residential property; Built in 1952; Not attached to other properties
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood fencing; Lot under 0.5 acre (approx. 0.1610 acres)

Interior

• Kitchen: Electric range; Refrigerator; Kitchen includes laundry area
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Wall/window air conditioning units
• Interior features: Cable TV available; High-speed internet available; 1 living area; 3 total rooms; One-level layout
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.9% 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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1952 — 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $121,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 S 17th St	0.00mi	2/1.0	858 (0%)	0mo	$140,000	$163	100
1710 Oak St	0.07mi	2/1.0	840 (-2%)	7mo	$119,500	$142	87
2074 Belmont Blvd	0.45mi	2/1.0	804 (-6%)	1mo	$135,000	$168	68
2058 Belmont Blvd	0.43mi	2/1.0	814 (-5%)	8mo	$95,000	$117	64
1033 S 11th St	0.63mi	2/1.0	896 (+4%)	3mo	$79,900	$89	61
1642 S 15th	0.59mi	2/1.0	884 (+3%)	9mo	$134,900	$153	60
2217 Poplar St	0.60mi	3/1.0 (+1)	880 (+3%)	8mo	$99,900	$114	56
1257 Pecan St	0.47mi	2/1.0	976 (+14%)	3mo	$154,000	$158	53
1110 S 15th St	0.29mi	3/1.0 (+1)	964 (+12%)	12mo	$115,000	$119	51
1102 S 14th St	0.34mi	3/2.0 (+1)	952 (+11%)	11mo	$135,000	$142	48
1041 Pecan St	0.66mi	2/1.0	954 (+11%)	8mo	$77,500	$81	44
2117 Jeanette St	0.67mi	2/1.0	980 (+14%)	11mo	$125,900	$128	36

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: 17.3%
• Equity multiple: 1.74×
• Total profit: $28,965
• Equity at exit: $20,874

10-year hold

• IRR: 29.0%
• Equity multiple: 4.20×
• Total profit: $125,378
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $649

Break-even live

Break-even rent $1,132

Max offer price $140,000

Occupancy floor 62%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	0.39mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	0.39mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	0.41mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	0.41mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	0.42mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.44mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.44mi
1601 S 14th St Abilene, TX	2.0	1.0	660	$1,200	$1.82	43d	1	0.57mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.80mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.11mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	43d	1	1.19mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	1.24mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	1.39mi

Listing history 14 events

1. 2026-06-01
   statusdays on market $140,000 Pending 13 DOM
2. 2026-05-31
   days on market $140,000 Active Option Contract 12 DOM
3. 2026-05-30
   days on market $140,000 Active Option Contract 11 DOM
4. 2026-05-18
   listed $140,000 Active
5. 2021-08-17
   soldstatus
6. 2015-04-27
   soldstatus
7. 2015-04-24
   soldstatus Sold 244-char remark

   Show marketing remark (244 chars)

   Owner. Agent, Cute 2 bedroom, hardwood floors in living and both bedrooms; bathroom updated in 2010. Washer, dryer and stove stays with the property, 2 window units stay with the property. Large backyard with wooden fence. NEW ROOF COMING SOON!

8. 2015-04-10
   status Pending 244-char remark

   Show marketing remark (244 chars)

   Owner. Agent, Cute 2 bedroom, hardwood floors in living and both bedrooms; bathroom updated in 2010. Washer, dryer and stove stays with the property, 2 window units stay with the property. Large backyard with wooden fence. NEW ROOF COMING SOON!

9. 2015-04-07
   listed $42,900 Active 244-char remark

   Show marketing remark (244 chars)

   Owner. Agent, Cute 2 bedroom, hardwood floors in living and both bedrooms; bathroom updated in 2010. Washer, dryer and stove stays with the property, 2 window units stay with the property. Large backyard with wooden fence. NEW ROOF COMING SOON!

10. 2010-03-24
    soldstatus 168-char remark

    Show marketing remark (168 chars)

    Great investment opportunity. Nice siding! Home has 2 bedrooms, 1 bath, hard wood floors on a quite street. Needs a little work, but would make a nice rental property.

11. 2010-03-04
    soldstatus
12. 2009-12-18
    historical 168-char remark

    Show marketing remark (168 chars)

    Great investment opportunity. Nice siding! Home has 2 bedrooms, 1 bath, hard wood floors on a quite street. Needs a little work, but would make a nice rental property.

13. 2009-12-10
    listed $24,900 168-char remark

    Show marketing remark (168 chars)

    Great investment opportunity. Nice siding! Home has 2 bedrooms, 1 bath, hard wood floors on a quite street. Needs a little work, but would make a nice rental property.

14. 1990-05-09
    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: $1,217 · $101/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,345/yr (+$112/mo · 110.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 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: $23,439
• − Mortgage interest: −$7,842
• − Property taxes: −$1,217
• − Insurance: −$700
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,073
• Taxable income: $5,857
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $6,384/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

+462.2% since first listed

11 events — show timeline

• 2026-05-18 Listed $140,000 NTREIS
• 2021-08-17 Sold (Public Records) — Public Records
• 2015-04-27 Sold (Public Records) — Public Records
• 2015-04-24 Sold (MLS) — NTREIS
• 2015-04-10 Pending — NTREIS
• 2015-04-07 Listed $42,900 NTREIS
• 2010-03-24 Sold (MLS) — NTREIS
• 2010-03-04 Sold (Public Records) — Public Records
• 2009-12-18 Listing Removed — NTREIS
• 2009-12-10 Listed $24,900 NTREIS
• 1990-05-09 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,217 · +3.5% YoY. Source: county tax records.