1841 Sycamore St · Abilene, TX 79602

$219,900

3 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 82 Days on market

Built 1942 7,187 sqft lot Est $203k · 8% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into timeless charm at 1841 Sycamore, a beautifully maintained 1942 home that blends original character with thoughtful modern updates. This 3-bedroom, 2-bathroom residence showcases stunning original hardwood floors throughout, adding warmth and authenticity to every room. The home offers spacious living, dining, and bedroom areas, creating a comfortable layout ideal for everyday living and entertaining. Natural light fills the interior, enhanced by updated windows that improve energy efficiency while preserving the home’s classic appeal. Major system updates provide peace of mind, including a new roof replaced in 2023 and a brand-new HVAC system installed in 2025, making this h

Key facts

• Updated windows
• Historic character
• New roof

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED WINDOWS
• NEW ROOF
• NEW HVAC SYSTEM
• SPACIOUS LIVING AREAS
• HISTORIC CHARACTER

Property features AI

Finance

• Other: Property considered residential, single family; Directions: South 20th to Sycamore, turn north; house is on the east side of the street
• Financial info: Listing accepts Cash and Conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Detached covered carport (2 spaces); 2 covered parking spaces; Asphalt driveway
• Utilities: City water; City sewer; Alley access; Cable available; Individual gas meter; Individual water meter; Municipal utility district: No
• Home design: Single family residence; One story; Residential property; Subdivision: Belmont Add
• Construction: Built in 1942; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Built-in gas range; Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Cable TV available; High speed internet available; Bay windows; Window coverings; Two living areas; One dining area; Total of 4 rooms; Decorative fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 6 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).
• At $3,635/mo this rent would consume 49% of the median local household income ($90k/yr) (locally 338% 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 $7k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 1942 — 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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1942 — 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: 1.65% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $202,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Sycamore St	0.00mi	3/2.0	1,778 (0%)	1mo	$219,900	$124	99
1609 Chestnut St	0.21mi	3/2.0	1,953 (+10%)	1mo	$155,500	$80	73
1726 Palm St	0.32mi	4/2.0 (+1)	1,716 (-4%)	3mo	$65,000	$38	72
1449 S 18th St	0.31mi	3/2.0	1,932 (+9%)	1mo	$170,000	$88	70
1710 S 17th St	0.40mi	3/2.0	1,648 (-7%)	9mo	$39,999	$24	62
2101 Jeanette St	0.45mi	3/2.0	2,018 (+14%)	8mo	$75,000	$37	50
1810 Jeanette St	0.44mi	3/3.0	2,003 (+13%)	6mo	$199,000	$99	49
1234 Peach St	0.68mi	3/1.0	1,641 (-8%)	8mo	$219,900	$134	45
1174 Palm St	0.71mi	4/2.0 (+1)	1,963 (+10%)	2mo	$250,000	$127	42
1966 Amarillo St	0.65mi	4/3.0 (+1)	1,930 (+8%)	6mo	$250,000	$130	41
2302 Vine St	0.68mi	3/2.0	1,524 (-14%)	6mo	$229,000	$150	40
1390 Meander St	0.71mi	3/2.0	1,529 (-14%)	8mo	$174,000	$114	37

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: 26.6%
• Equity multiple: 2.17×
• Total profit: $72,196
• Equity at exit: $32,788

10-year hold

• IRR: 37.0%
• Equity multiple: 5.30×
• Total profit: $264,498
• Equity at exit: $19,013

Cash invested: $61,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $3,635 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$236 /mo · $2,831/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $1,391

Break-even live

Break-even rent $1,874

Max offer price $219,900

Occupancy floor 57%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.68mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	21d	1	0.95mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	13d	1	1.01mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	13d	1	1.09mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	1.10mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	1.36mi

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-04-10
   historical Active Option Contract
3. 2026-03-16
   price $219,900
4. 2026-01-31
   listed $225,000 Active
5. 2023-07-21
   soldstatus
6. 2012-11-30
   historical
7. 2012-08-03
   listed $87,600
8. 2012-08-01
   historical
9. 2012-05-11
   listed $88,600
10. 2005-01-18
    soldstatus
11. 2001-07-02
    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: $2,831 · $236/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$1,193/yr (+$99/mo · 42.1%)

ⓘ 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 6/10 Major 7 d/yr ≥103°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: $43,620
• − Mortgage interest: −$12,318
• − Property taxes: −$2,831
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,490
• − Management: −$3,490
• − Depreciation: −$6,397
• Taxable income: $13,995
• Est. tax owed @ 24.0%: −$3,359
• After-tax cash flow: $13,332/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

+148.2% since first listed

11 events — show timeline

• 2026-04-23 Pending — NTREIS
• 2026-04-10 Contingent — NTREIS
• 2026-03-16 Price Changed $219,900 NTREIS
• 2026-01-31 Listed $225,000 NTREIS
• 2023-07-21 Sold (Public Records) — Public Records
• 2012-11-30 Listing Removed — NTREIS
• 2012-08-03 Listed $87,600 NTREIS
• 2012-08-01 Listing Removed — NTREIS
• 2012-05-11 Listed $88,600 NTREIS
• 2005-01-18 Sold (Public Records) — Public Records
• 2001-07-02 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,831 · -2.9% YoY. Source: county tax records.