2057 Belmont Blvd · Abilene, TX 79602

$157,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 4 Days on market

Built 1944 7,492 sqft lot Est $118k · 34% over

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Why this score? — see what drove the C 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! This charming doll house welcomes you the moment you arrive with it's large and welcoming front porch. The spacious porch with comfy rockers is ideal for relaxing on summer nights. Don't let the size of the home fool you though as the bedrooms provide ample space for everyone Plenty of space for a full-size washer and dryer. A large covered back porch and seating area for the kids & dogs to play protected, in the large fenced-in yard. The home is currently being used as an Air B&B and can be sold fully furnished. Move in ready and centrally located only minutes away from most attractions.

Key facts

• Front porch
• Fenced backyard
• 7,492 sq ft lot

Tags

• FRONT PORCH
• LARGE COVERED BACK PATIO
• FENCED BACKYARD
• FULL-SIZE WASHER AND DRYER

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking; Covered carport for 1 vehicle
• Utilities: City water; City sewer; Natural gas available; Concrete and curbs; Alley access; Part of a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1944)
• Construction: Stucco and wood construction; Composition and metal roof; Built in 1944
• Exterior features: Covered porch(es); Interior lot; Easements for utilities

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom with linen closet; Second bedroom approximately 13 x 11
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling components
• Interior features: Cable TV available; High-speed internet available; One-level living; 6 total rooms; 1 living area; 1 dining area
• Laundry & utility: Full-size washer/dryer area; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 10.2% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

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 $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 1944 — 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 $157,900

Questions for the listing agent

1. Built in 1944 — 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: 1.23% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $118,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 Belmont Blvd	0.05mi	2/1.0	804 (-3%)	1mo	$135,000	$168	91
2058 Belmont Blvd	0.04mi	2/1.0	814 (-2%)	8mo	$95,000	$117	88
2034 Sycamore St	0.05mi	2/1.0	829 (-0%)	16mo	$95,000	$115	83
833 S 17th St	0.41mi	2/1.0	858 (+3%)	0mo	$140,000	$163	76
1710 Oak St	0.42mi	2/1.0	840 (+1%)	7mo	$119,500	$142	73
2217 Poplar St	0.20mi	3/1.0 (+1)	880 (+6%)	8mo	$99,900	$114	69
825 S 17th St	0.41mi	2/1.0	858 (+3%)	14mo	$105,000	$122	64
1642 S 15th	0.62mi	2/1.0	884 (+6%)	9mo	$134,900	$153	53
1102 S 15th St	0.54mi	1/1.0 (-1)	856 (+3%)	15mo	$54,999	$64	52
2309 Jeanette	0.36mi	3/1.5 (+1)	909 (+9%)	15mo	$169,900	$187	48
2101 Amarillo St	0.57mi	2/1.0	940 (+13%)	15mo	$110,000	$117	40
1102 S 14th St	0.60mi	3/2.0 (+1)	952 (+14%)	11mo	$135,000	$142	29

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: 9.5%
• Equity multiple: 1.40×
• Total profit: $17,548
• Equity at exit: $23,543

10-year hold

• IRR: 22.4%
• Equity multiple: 3.36×
• Total profit: $104,408
• Equity at exit: $13,652

Cash invested: $44,212 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$828
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $516

Break-even live

Break-even rent $1,296

Max offer price $157,900

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.42mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.43mi
1601 S 14th St Abilene, TX	2.0	1.0	660	$1,200	$1.82	43d	1	0.60mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	0.71mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	20d	1	0.71mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	20d	1	0.71mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	0.73mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	0.73mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	20d	1	0.75mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	43d	1	0.87mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	1.01mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.33mi

Listing history 5 events

1. 2026-06-19
   days on market $157,900 Active 4 DOM
2. 2026-06-18
   days on market $157,900 Active 3 DOM
3. 2026-06-17
   days on market $157,900 Active 2 DOM
4. 2026-06-15
   remarks 651-char remark
5. 2026-06-15
   listed $157,900 Active 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: $1,563 · $130/mo
• Projected year-2 tax: $2,890 · $241/mo
• Expected delta: +$1,327/yr (+$111/mo · 84.9%)

ⓘ 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: $23,389
• − Mortgage interest: −$8,845
• − Property taxes: −$1,563
• − Insurance: −$790
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,593
• Taxable income: $3,856
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $5,263/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

+168.1% since first listed

14 events — show timeline

• 2026-06-04 Listed $157,900 NTREIS
• 2024-05-13 Sold (Public Records) — Public Records
• 2024-05-13 Sold (MLS) — NTREIS
• 2024-04-09 Pending — NTREIS
• 2024-03-30 Contingent — NTREIS
• 2024-03-19 Listed $139,900 NTREIS
• 2013-12-23 Sold (Public Records) — Public Records
• 2013-12-23 Sold (MLS) — NTREIS
• 2013-12-14 Listing Removed — NTREIS
• 2013-10-17 Listed $58,900 NTREIS
• 2009-04-01 Sold (Public Records) — Public Records
• 2006-06-05 Sold (Public Records) — Public Records
• 2005-03-31 Sold (Public Records) — Public Records
• 2003-05-15 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,563 · +8.3% YoY. Source: county tax records.