750 Peake St · Abilene, TX 79603

$190,000

2 bd · 1.5 ba · 1,172 sqft · SingleFamily public records · 1 Days on market

Built 1955 8,799 sqft lot Est $171k · 11% 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 +20.5/30.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge Price Improvement! Motivated Seller! PLUS $3,000 Buyers ALLOWANCE Lovely spacious 2 bedroom1.5 bathroom home that boasts 2 living rooms and a corner brick wood burning fireplace for those cold or rainy evenings. Gorgeously updated kitchen with granite countertops, farm sink, tons of storage, pantry. The island has drawers, cabinets and an electrical outlet. Decorative lighting, barn door, all the matching appliances are included. Huge utility room with extra hidden storage compartments. Very well insulated attic! Ring system. Enclosed garage or mancave area thats big enough for motorcycle parking and has an entry door to the utility room. Front carport. Double gate to the big back yard. Large wired storage building that has windows on two sides and beautiful shade trees. This is a must see! PLEASE NOTE: The solar panels are NOT a separate contract. Please treat as clear. The new owner can sign up for use of the solar panels at their discretion.

Key facts

• 8,799 sq ft lot
• Parking
• Built 1955

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approx. 0.202 acres); Subdivision: Westview Park Rep 2nd Filing
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport (covered, 1 space); Carport with 1 covered space
• Utilities: City water; City sewer; Electricity available; Cable available; Not in a municipal utility district; Paid-off solar panels available for use (mentioned in directions)
• Home design: Single family residence; Residential property; One story; Built in 1955; Enclosed garage (listed as enclosed garage offering storage and options)
• Construction: Brick and siding exterior; Composition roof; Pillar/post/pier foundation; Preowned home (1955)
• Exterior features: Privacy fenced backyard; Storage building

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Granite counters; Eat-in kitchen; Pantry
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom with ensuite bath
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; High-speed internet available; Pantry; 5 total rooms; One level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $183k (3.5% below list).
• Recommended offer: $183k (3.5% 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: 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 (+40.2%/yr); 86 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($54k/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 $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.

Recommended offer $183,261 (3.5% below list)

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. 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: 0.96% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $171,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 N Willis St	0.16mi	2/1.0	1,157 (-1%)	3mo	$169,500	$146	86
3689 N 9th St	0.23mi	2/1.5	1,264 (+8%)	3mo	$156,000	$123	74
3549 N 11th St	0.27mi	3/2.0 (+1)	1,236 (+6%)	3mo	$219,999	$178	69
617 Briarwood St	0.38mi	3/1.5 (+1)	1,246 (+6%)	0mo	$170,000	$136	66
3884 Laurel Dr	0.51mi	3/1.5 (+1)	1,150 (-2%)	2mo	$145,000	$126	66
3349 S 3rd St	0.74mi	2/2.0	1,136 (-3%)	1mo	$170,500	$150	58
1461 Glenhaven Dr	0.68mi	3/1.5 (+1)	1,210 (+3%)	2mo	$129,900	$107	56
849 Green St	0.69mi	3/1.0 (+1)	1,134 (-3%)	1mo	$99,999	$88	55
1448 Glenhaven Dr	0.65mi	3/1.5 (+1)	1,272 (+8%)	1mo	$199,900	$157	50
1482 Briarwood St	0.71mi	3/1.0 (+1)	1,102 (-6%)	3mo	$165,000	$150	47
3813 Laurel Dr	0.44mi	3/2.0 (+1)	1,336 (+14%)	3mo	$220,000	$165	47
1010 Fannin St	0.59mi	3/1.0 (+1)	1,344 (+15%)	0mo	$166,500	$124	41

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-5,262
• Equity at exit: $28,330

10-year hold

• IRR: 11.7%
• Equity multiple: 2.12×
• Total profit: $59,777
• Equity at exit: $16,428

Cash invested: $53,200 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$996
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $249

Break-even live

Break-even rent $1,517

Max offer price $190,000

Occupancy floor 81%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.63mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.82mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.88mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	13d	1	1.20mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	1.21mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	43d	1	1.39mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.43mi

Listing history 1 events

1. 2026-06-09
   listed $190,000 Pending 1 DOM

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$2,003/yr (+$167/mo · 135.9%)

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

Taxation est. · year 1

• Rental income: $21,991
• − Mortgage interest: −$10,643
• − Property taxes: −$1,474
• − Insurance: −$950
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,527
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $3,022/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

+181.5% since first listed

19 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-08 Listed $190,000 NTREIS
• 2025-10-14 Listing Removed — NTREIS
• 2025-10-10 Sold (MLS) — NTREIS
• 2025-10-09 Sold (Public Records) — Public Records
• 2025-09-13 Pending — NTREIS
• 2025-08-30 Contingent — NTREIS
• 2025-08-09 Price Changed $162,500 NTREIS
• 2025-06-20 Listed $167,500 NTREIS
• 2025-06-07 Listing Removed — NTREIS
• 2025-05-01 Price Changed $169,900 NTREIS
• 2025-02-07 Listed $172,000 NTREIS
• 2016-01-14 Listing Removed — NTREIS
• 2015-12-18 Listed $82,900 NTREIS
• 2007-06-15 Sold (Public Records) — Public Records
• 2007-06-15 Sold (MLS) — NTREIS
• 2007-05-17 Listing Removed — NTREIS
• 2007-03-24 Listed $67,500 NTREIS
• 2001-07-30 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,474 · +8.3% YoY. Source: county tax records.