2057 Barrow St · Abilene, TX 79605

$169,900

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 10 Days on market

Built 1955 7,187 sqft lot Est $195k · 13% 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 +25.8/30.0
• ARV discount +13.3/15.0
• DSCR +8.7/10.0
• 1% rule +7.2/10.0
• 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

New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

Key facts

• Pantry
• Remodeled
• Fenced yard

Tags

• GAS RANGE
• PANTRY
• FENCED YARD
• DOUBLE GATE
• REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.2% 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 (+32.1%/yr); 109 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 8y 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 1955 — 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 $169,900

Questions for the listing agent

1. Built in 1955 — 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: 1.22% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $195,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2057 Barrow St	0.00mi	3/1.0	1,374 (0%)	0mo	$169,900	$124	100
1974 Woodard St	0.12mi	2/1.0 (-1)	1,308 (-5%)	3mo	$69,900	$53	79
2641 Raintree Cir	0.35mi	3/2.0	1,322 (-4%)	2mo	$225,000	$170	72
3134 S 21st St	0.08mi	2/1.0 (-1)	1,212 (-12%)	1mo	$199,999	$165	71
3042 S 28th St	0.48mi	3/2.0	1,341 (-2%)	1mo	$219,999	$164	68
2925 S 27th St	0.46mi	3/1.0	1,269 (-8%)	1mo	$120,000	$95	65
2701 S 27th St	0.52mi	3/2.0	1,440 (+5%)	1mo	$165,000	$115	62
2526 Edgemont Dr	0.68mi	3/2.0	1,405 (+2%)	2mo	$190,000	$135	59
1718 Marshall St	0.38mi	2/1.0 (-1)	1,216 (-12%)	2mo	$173,000	$142	57
2026 S 20th St	0.71mi	3/2.0	1,448 (+5%)	1mo	$199,900	$138	53
2050 Fulton St	0.70mi	3/1.0	1,224 (-11%)	3mo	$200,000	$163	47
2002 S 20th St	0.75mi	3/2.0	1,214 (-12%)	2mo	$194,900	$161	40

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: 5.0%
• Equity multiple: 1.21×
• Total profit: $9,844
• Equity at exit: $25,333

10-year hold

• IRR: 18.7%
• Equity multiple: 2.94×
• Total profit: $92,477
• Equity at exit: $14,690

Cash invested: $47,572 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$891
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $415

Break-even live

Break-even rent $1,540

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $511	-5% $463	+0% $415	+5% $366	+10% $318
Rent	-10% $251	-5% $333	+0% $415	+5% $496	+10% $578
Rate	-1.0pp $500	-0.5pp $458	base $415	+0.5pp $371	+1.0pp $326

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	0.32mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	0.36mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	0.64mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	0.68mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	22d	1	0.72mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	1.01mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	1.15mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	22d	1	1.41mi

Listing history 38 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   historical Active Option Contract
3. 2026-04-18
   listed $169,900 Active
4. 2022-05-10
   soldstatus
5. 2022-05-06
   soldstatus Closed 450-char remark

   Show marketing remark (450 chars)

   New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

6. 2022-04-22
   status Pending 450-char remark

   Show marketing remark (450 chars)

   New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

7. 2022-04-08
   historical Active Option Contract 450-char remark

   Show marketing remark (450 chars)

   New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

8. 2022-04-04
   price $125,000 450-char remark

   Show marketing remark (450 chars)

   New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

9. 2022-03-18
   status Active 450-char remark

   Show marketing remark (450 chars)

   New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

10. 2022-03-14
    historical Active Option Contract 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

11. 2022-03-09
    price $129,900 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

12. 2022-02-05
    price $134,900 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

13. 2022-02-05
    status Active 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

14. 2022-01-20
    historical Active Option Contract 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

15. 2022-01-14
    price $129,900 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

16. 2021-12-15
    price $134,900 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

17. 2021-11-08
    listed $139,900 Active 450-char remark

    Show marketing remark (450 chars)

    New roof currently being put on! Completely remodeled home in south Abilene that would make a great rental property or starter home! This home is in a great location being convenient to schools, restaurants, and shopping! This house was recently completely remodeled and features new paint, flooring, and no more popcorn ceilings! This house has a large backyard with tons of possibilities for an outdoor living space, a small shop, or swimming pool!

18. 2020-09-17
    historical
19. 2020-07-09
    price $109,900
20. 2020-06-26
    price $111,900
21. 2020-05-04
    listed $112,500 Active
22. 2020-03-31
    historical
23. 2020-03-05
    price $112,500
24. 2020-01-16
    listed $115,000 Active
25. 2018-09-11
    soldstatus Sold
26. 2018-09-11
    soldstatus
27. 2018-09-04
    status Pending
28. 2018-09-04
    status Active
29. 2018-08-21
    historical Active Option Contract
30. 2018-08-21
    historical
31. 2018-08-13
    status Active
32. 2018-07-30
    status Active Option Contract
33. 2018-07-20
    historical Active Option Contract
34. 2018-07-20
    historical
35. 2018-06-11
    price $89,500
36. 2018-01-29
    listed $99,900 Active
37. 2007-08-28
    soldstatus
38. 2004-07-22
    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: $3,061 · $255/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$48/yr (+$4/mo · 1.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $24,781
• − Mortgage interest: −$9,517
• − Property taxes: −$3,061
• − Insurance: −$850
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$4,943
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $4,388/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+70.1% since first listed

38 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-22 Contingent — NTREIS
• 2026-04-18 Listed $169,900 NTREIS
• 2022-05-10 Sold (Public Records) — Public Records
• 2022-05-06 Sold (MLS) — NTREIS
• 2022-04-22 Pending — NTREIS
• 2022-04-08 Contingent — NTREIS
• 2022-04-04 Price Changed $125,000 NTREIS
• 2022-03-18 Relisted — NTREIS
• 2022-03-14 Contingent — NTREIS
• 2022-03-09 Price Changed $129,900 NTREIS
• 2022-02-05 Price Changed $134,900 NTREIS
• 2022-02-05 Relisted — NTREIS
• 2022-01-20 Contingent — NTREIS
• 2022-01-14 Price Changed $129,900 NTREIS
• 2021-12-15 Price Changed $134,900 NTREIS
• 2021-11-08 Listed $139,900 NTREIS
• 2020-09-17 Listing Removed — NTREIS
• 2020-07-09 Price Changed $109,900 NTREIS
• 2020-06-26 Price Changed $111,900 NTREIS
• 2020-05-04 Listed $112,500 NTREIS
• 2020-03-31 Listing Removed — NTREIS
• 2020-03-05 Price Changed $112,500 NTREIS
• 2020-01-16 Listed $115,000 NTREIS
• 2018-09-11 Sold (Public Records) — Public Records
• 2018-09-11 Sold (MLS) — NTREIS
• 2018-09-04 Pending — NTREIS
• 2018-09-04 Relisted — NTREIS
• 2018-08-21 Contingent — NTREIS
• 2018-08-21 Listing Removed — NTREIS
• 2018-08-13 Relisted — NTREIS
• 2018-07-30 Relisted — NTREIS
• 2018-07-20 Contingent — NTREIS
• 2018-07-20 Listing Removed — NTREIS
• 2018-06-11 Price Changed $89,500 NTREIS
• 2018-01-29 Listed $99,900 NTREIS
• 2007-08-28 Sold (Public Records) — Public Records
• 2004-07-22 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,061 · -1.8% YoY. Source: county tax records.