1841 Richland Dr · Abilene, TX 79603

$250,000

5 bd · 2.0 ba · 2,471 sqft · SingleFamily · 15 Days on market

Built 1965 9,191 sqft lot Est $250k · at est.

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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 +13.7/30.0
• ARV discount +7.4/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

Key facts

• Ample parking
• Circle drive
• Brick carport

Tags

• QUIET NORTHSIDE NEIGHBORHOOD
• AMPLE PARKING
• CIRCLE DRIVE
• BRICK CARPORT
• LARGE 2ND LIVING ROOM
• GREAT BACKYARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 covered/carport spaces; Carport; Circular driveway; Driveway (additional parking); No attached garage
• Utilities: City water; City sewer; Municipal utility district: No; Power and street utilities: alley, asphalt, concrete, curbs
• Home design: Single-family residence; Residential property; One story; Built in 1965
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Fenced yard with wood privacy fencing; Large backyard with grass; Covered patio/porch; Irregular lot shape; Alley and curb access; Asphalt and concrete surfaces

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: 5 bedrooms total; Primary bedroom on level 1
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling components
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; One level (single-story)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $16 ($198/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.2% below list).
• Recommended offer: $212k (15.2% below list) — sets the bar for 1% rule.

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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+40.2%/yr); 87 active listings in the ZIP; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,120/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 662% 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,037 (15.2% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.85% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $249,571
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Richland Dr	0.00mi	5/2.0	2,471 (0%)	1mo	$250,000	$101	99
1773 Richland Dr	0.11mi	4/2.0 (-1)	2,554 (+3%)	1mo	$355,000	$139	83
1932 Richland Dr	0.08mi	4/2.0 (-1)	2,330 (-6%)	10mo	$255,000	$109	73
1925 Richland Dr	0.06mi	4/2.0 (-1)	2,222 (-10%)	13mo	$240,000	$108	65
3681 Janice Ln	0.40mi	4/2.0 (-1)	2,491 (+1%)	21mo	$233,000	$94	58
1537 Richland Dr	0.28mi	4/3.0 (-1)	2,432 (-2%)	23mo	$309,900	$127	56
1409 Westwood Dr	0.46mi	4/2.0 (-1)	2,110 (-15%)	3mo	$210,000	$100	47
1513 Minter Ln	0.60mi	4/2.0 (-1)	2,206 (-11%)	8mo	$135,000	$61	43
1466 Meadowbrook Dr	0.33mi	4/2.0 (-1)	2,154 (-13%)	21mo	$210,000	$97	41
1449 Richland Dr	0.37mi	4/2.5 (-1)	2,821 (+14%)	16mo	$190,000	$67	38
1469 Minter Ln	0.64mi	4/3.0 (-1)	2,205 (-11%)	20mo	$265,000	$120	27

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-28,265
• Equity at exit: $37,276

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $27,698
• Equity at exit: $21,615

Cash invested: $70,000 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 87
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $16

Break-even live

Break-even rent $2,099

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $87	+0% $16	+5% $-54	+10% $-125
Rent	-10% $-151	-5% $-67	+0% $16	+5% $100	+10% $184
Rate	-1.0pp $142	-0.5pp $80	base $16	+0.5pp $-48	+1.0pp $-114

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-22
   historical Active Option Contract
3. 2026-04-13
   listed $250,000 Active
4. 2023-05-03
   soldstatus
5. 2023-05-01
   soldstatus Closed 539-char remark

   Show marketing remark (539 chars)

   Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

6. 2023-04-07
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

7. 2023-03-25
   historical Active Option Contract 539-char remark

   Show marketing remark (539 chars)

   Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

8. 2023-03-22
   price $219,900 539-char remark

   Show marketing remark (539 chars)

   Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

9. 2023-02-21
   listed $220,000 Active 539-char remark

   Show marketing remark (539 chars)

   Large home with 4 bedrooms 2 full baths in a quiet beautiful neighborhood. The living room has a beautiful brick feature wall with a wood- burning fireplace. The home offers a spacious fenced backyard with cover patio for gatherings and entertainment. Oversized garage or potential bonus room, and a attached covered carport w circular driveway for extra parking. SELLER IS ALSO OFFERING $5,000 IN BUYERS CLOSING COST!!!!HOUSE IS TO BE SOLD AS IS!! Quick access to HWY 83 and I-20. Don't miss the opportunity to make this home your own!

10. 2020-04-02
    soldstatus Sold 705-char remark

    Show marketing remark (705 chars)

    Looking for a large home with room to relax and entertain? This is the one! 4 beds, 2 baths, formal dining in addition to an open casual family room, on a pretty tree-lined street! Updates include both bathrooms, kitchen, ceramic floors, tinted double pane picture windows, fixtures, apliances & more. Beyond the eat-in kitchen & utility room is a spacious, terrazo floored bonus room with closet; which could be a 5th bedroom. The extended screened patio promises comfortable outdoor enjoyment. 3 storage buildings stay. One family has lovingly maintained this well-built home since 1969. Originally 2012 sq. ft. the 460 sq. ft. bonus room makes 2582 sq. ft. Agent related to a family member.

11. 2020-04-02
    soldstatus

    Show marketing remark (705 chars)

    Looking for a large home with room to relax and entertain? This is the one! 4 beds, 2 baths, formal dining in addition to an open casual family room, on a pretty tree-lined street! Updates include both bathrooms, kitchen, ceramic floors, tinted double pane picture windows, fixtures, apliances & more. Beyond the eat-in kitchen & utility room is a spacious, terrazo floored bonus room with closet; which could be a 5th bedroom. The extended screened patio promises comfortable outdoor enjoyment. 3 storage buildings stay. One family has lovingly maintained this well-built home since 1969. Originally 2012 sq. ft. the 460 sq. ft. bonus room makes 2582 sq. ft. Agent related to a family member.

12. 2020-03-16
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Looking for a large home with room to relax and entertain? This is the one! 4 beds, 2 baths, formal dining in addition to an open casual family room, on a pretty tree-lined street! Updates include both bathrooms, kitchen, ceramic floors, tinted double pane picture windows, fixtures, apliances & more. Beyond the eat-in kitchen & utility room is a spacious, terrazo floored bonus room with closet; which could be a 5th bedroom. The extended screened patio promises comfortable outdoor enjoyment. 3 storage buildings stay. One family has lovingly maintained this well-built home since 1969. Originally 2012 sq. ft. the 460 sq. ft. bonus room makes 2582 sq. ft. Agent related to a family member.

13. 2020-02-28
    historical Active Option Contract 705-char remark

    Show marketing remark (705 chars)

    Looking for a large home with room to relax and entertain? This is the one! 4 beds, 2 baths, formal dining in addition to an open casual family room, on a pretty tree-lined street! Updates include both bathrooms, kitchen, ceramic floors, tinted double pane picture windows, fixtures, apliances & more. Beyond the eat-in kitchen & utility room is a spacious, terrazo floored bonus room with closet; which could be a 5th bedroom. The extended screened patio promises comfortable outdoor enjoyment. 3 storage buildings stay. One family has lovingly maintained this well-built home since 1969. Originally 2012 sq. ft. the 460 sq. ft. bonus room makes 2582 sq. ft. Agent related to a family member.

14. 2020-02-19
    listed $185,000 Active 705-char remark

    Show marketing remark (705 chars)

    Looking for a large home with room to relax and entertain? This is the one! 4 beds, 2 baths, formal dining in addition to an open casual family room, on a pretty tree-lined street! Updates include both bathrooms, kitchen, ceramic floors, tinted double pane picture windows, fixtures, apliances & more. Beyond the eat-in kitchen & utility room is a spacious, terrazo floored bonus room with closet; which could be a 5th bedroom. The extended screened patio promises comfortable outdoor enjoyment. 3 storage buildings stay. One family has lovingly maintained this well-built home since 1969. Originally 2012 sq. ft. the 460 sq. ft. bonus room makes 2582 sq. ft. Agent related to a family member.

15. 2012-02-24
    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: $2,921 · $243/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,654/yr (+$138/mo · 56.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $25,444
• − Mortgage interest: −$14,004
• − Property taxes: −$2,921
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,273
• Taxable loss: −$4,074
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,176/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

+35.1% since first listed

15 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-22 Contingent — NTREIS
• 2026-04-13 Listed $250,000 NTREIS
• 2023-05-03 Sold (Public Records) — Public Records
• 2023-05-01 Sold (MLS) — NTREIS
• 2023-04-07 Pending — NTREIS
• 2023-03-25 Contingent — NTREIS
• 2023-03-22 Price Changed $219,900 NTREIS
• 2023-02-21 Listed $220,000 NTREIS
• 2020-04-02 Sold (Public Records) — Public Records
• 2020-04-02 Sold (MLS) — NTREIS
• 2020-03-16 Pending — NTREIS
• 2020-02-28 Contingent — NTREIS
• 2020-02-19 Listed $185,000 NTREIS
• 2012-02-24 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $2,921 · +6.9% YoY. Source: county tax records.