1010 Fannin St · Abilene, TX 79603

$166,500

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 28 Days on market

Built 1954 7,144 sqft lot Est $167k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. 3 bedrooms have good closet space. 2021 roof was put on. Come make this house your home!

Key facts

• Open floor plan
• Good closet space
• Centrally located

Tags

• CENTRALLY LOCATED
• OPEN FLOOR PLAN
• LARGER BACK YARD
• GOOD CLOSET SPACE
• NEW COMPRESSOR
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,351/mo this rent would consume 53% 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 $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 $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 1954 — 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 $164,002 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.41% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Fannin St	0.00mi	3/1.0	1,344 (0%)	0mo	$166,500	$124	98
617 Briarwood St	0.42mi	3/1.5	1,246 (-7%)	0mo	$170,000	$136	68
1448 Glenhaven Dr	0.54mi	3/1.5	1,272 (-5%)	1mo	$199,900	$157	65
2116 Parramore St	0.59mi	3/1.0	1,384 (+3%)	1mo	$145,000	$105	64
825 Victoria St	0.72mi	3/1.0	1,326 (-1%)	1mo	$40,000	$30	61
1617 Park Ave	0.65mi	4/2.0 (+1)	1,380 (+3%)	0mo	$189,900	$138	58
1773 Westview Dr	0.67mi	3/1.0	1,418 (+6%)	0mo	$189,900	$134	57
1461 Glenhaven Dr	0.54mi	3/1.5	1,210 (-10%)	2mo	$129,900	$107	57
1950 Burger St	0.72mi	3/2.0	1,266 (-6%)	2mo	$140,000	$111	53
1757 Briarwood St	0.64mi	3/1.0	1,184 (-12%)	0mo	$70,000	$59	48
2241 State St	0.51mi	2/2.0 (-1)	1,162 (-14%)	2mo	$64,900	$56	45
1910 Burger St	0.67mi	3/3.0	1,188 (-12%)	3mo	$187,000	$157	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: 12.7%
• Equity multiple: 1.54×
• Total profit: $25,095
• Equity at exit: $24,826

10-year hold

• IRR: 25.4%
• Equity multiple: 3.78×
• Total profit: $129,704
• Equity at exit: $14,396

Cash invested: $46,620 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$873
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $621

Break-even live

Break-even rent $1,565

Max offer price $166,500

Occupancy floor 69%

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	20d	1	0.42mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	20d	1	0.51mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.68mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	20d	1	0.72mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.99mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.01mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.04mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	1.04mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.39mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	20d	1	1.50mi

Listing history 26 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   historical Active Option Contract
3. 2026-04-02
   price $166,500
4. 2026-03-08
   listed $169,000 Active
5. 2023-03-15
   soldstatus
6. 2023-03-14
   soldstatus Closed 265-char remark

   Show marketing remark (265 chars)

   An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. 3 bedrooms have good closet space. 2021 roof was put on. Come make this house your home!

7. 2023-02-09
   status Pending 265-char remark

   Show marketing remark (265 chars)

   An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. 3 bedrooms have good closet space. 2021 roof was put on. Come make this house your home!

8. 2023-01-31
   historical Active Option Contract 265-char remark

   Show marketing remark (265 chars)

   An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. 3 bedrooms have good closet space. 2021 roof was put on. Come make this house your home!

9. 2023-01-17
   listed $145,000 Active 265-char remark

   Show marketing remark (265 chars)

   An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. 3 bedrooms have good closet space. 2021 roof was put on. Come make this house your home!

10. 2022-05-02
    soldstatus
11. 2022-04-29
    soldstatus Closed 332-char remark

    Show marketing remark (332 chars)

    An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. Some updates throughout the home and updated bathroom. 3 bedrooms have good closet space. 2021 Roof less than 6 months old. Come make this house your home!

12. 2022-04-09
    status Pending 332-char remark

    Show marketing remark (332 chars)

    An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. Some updates throughout the home and updated bathroom. 3 bedrooms have good closet space. 2021 Roof less than 6 months old. Come make this house your home!

13. 2022-03-29
    historical Active Option Contract 332-char remark

    Show marketing remark (332 chars)

    An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. Some updates throughout the home and updated bathroom. 3 bedrooms have good closet space. 2021 Roof less than 6 months old. Come make this house your home!

14. 2022-03-23
    listed $127,500 Active 332-char remark

    Show marketing remark (332 chars)

    An absolute perfect starter home or rental property! An open floor plan concept and a larger back yard. Located near schools and shopping. Minutes from Dyess AFB and Hospitals. Some updates throughout the home and updated bathroom. 3 bedrooms have good closet space. 2021 Roof less than 6 months old. Come make this house your home!

15. 2019-07-24
    soldstatus
16. 2019-07-23
    soldstatus Sold
17. 2019-06-18
    status Pending
18. 2019-06-06
    historical Active Option Contract
19. 2019-06-04
    price $89,999
20. 2019-02-28
    listed $95,000 Active
21. 2017-09-01
    status Pending
22. 2017-09-01
    historical
23. 2017-08-22
    listed $87,500 Active
24. 2005-09-19
    soldstatus
25. 2005-05-06
    soldstatus
26. 2005-05-06
    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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°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: $28,214
• − Mortgage interest: −$9,327
• − Property taxes: −$3,525
• − Insurance: −$832
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$4,844
• Taxable income: $5,172
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $6,213/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

+90.3% since first listed

26 events — show timeline

• 2026-04-15 Pending — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-04-02 Price Changed $166,500 NTREIS
• 2026-03-08 Listed $169,000 NTREIS
• 2023-03-15 Sold (Public Records) — Public Records
• 2023-03-14 Sold (MLS) — NTREIS
• 2023-02-09 Pending — NTREIS
• 2023-01-31 Contingent — NTREIS
• 2023-01-17 Listed $145,000 NTREIS
• 2022-05-02 Sold (Public Records) — Public Records
• 2022-04-29 Sold (MLS) — NTREIS
• 2022-04-09 Pending — NTREIS
• 2022-03-29 Contingent — NTREIS
• 2022-03-23 Listed $127,500 NTREIS
• 2019-07-24 Sold (Public Records) — Public Records
• 2019-07-23 Sold (MLS) — NTREIS
• 2019-06-18 Pending — NTREIS
• 2019-06-06 Contingent — NTREIS
• 2019-06-04 Price Changed $89,999 NTREIS
• 2019-02-28 Listed $95,000 NTREIS
• 2017-09-01 Pending — NTREIS
• 2017-09-01 Listing Removed — NTREIS
• 2017-08-22 Listed $87,500 NTREIS
• 2005-09-19 Sold (Public Records) — Public Records
• 2005-05-06 Sold (Public Records) — Public Records
• 2005-05-06 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,525 · +8.3% YoY. Source: county tax records.