1741 University Blvd · Abilene, TX 79603

$285,000

4 bd · 1.5 ba · 2,044 sqft · SingleFamily public records · 242 Days on market

Built 1928 0.43 ac lot $139/sqft · 75% above area ↓ 15% since listing

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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

This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

Key facts

• Built in bar
• Hot tub
• Above ground pool

Tags

• FULLY EQUIPPED BEAUTY SHOP
• ABOVE GROUND POOL
• CUSTOM DECK
• BUILT IN BAR
• HOT TUB
• EXPANSIVE OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.

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); 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,978/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $9k 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 $80k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.04% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $172,716
• List price: $285,000
• Delta: 65.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1842 Beech St	0.39mi	4/2.0	2,058 (+1%)	22mo	$157,000	$76	61
1442 Lowden St	0.45mi	3/2.0 (-1)	1,872 (-8%)	0mo	$250,000	$134	58
2742 Old Anson Rd	0.59mi	3/2.0 (-1)	1,820 (-11%)	0mo	$170,000	$93	47
1818 Grape St	0.39mi	3/2.0 (-1)	1,760 (-14%)	10mo	$80,000	$45	43
1617 Kirkwood St	0.71mi	4/2.0	1,800 (-12%)	17mo	$255,000	$142	31

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-5,402
• Equity at exit: $42,494

10-year hold

• IRR: 12.7%
• Equity multiple: 2.24×
• Total profit: $99,276
• Equity at exit: $24,642

Cash invested: $79,800 (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: 87
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,978 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$346 /mo · $4,158/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $393

Break-even live

Break-even rent $2,481

Max offer price $285,000

Occupancy floor 82%

Sensitivity live

Price	-10% $554	-5% $473	+0% $393	+5% $312	+10% $231
Rent	-10% $157	-5% $275	+0% $393	+5% $510	+10% $628
Rate	-1.0pp $536	-0.5pp $465	base $393	+0.5pp $319	+1.0pp $244

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Jameson St Abilene, TX	3.0	3.0	1885	$3,300	$1.75	45d	1	0.90mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	22d	1	1.01mi
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	15d	1	1.44mi

Listing history 15 events

1. 2026-05-14
   price $285,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

2. 2026-04-15
   price $299,900 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

3. 2026-04-15
   status Active 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

4. 2026-04-08
   historical Active Option Contract 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

5. 2026-03-28
   price $300,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

6. 2026-01-30
   price $323,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

7. 2026-01-30
   price $324,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

8. 2025-12-31
   price $325,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

9. 2025-11-21
   price $329,000 1303-char remark

   Show marketing remark (1303 chars)

   This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

10. 2025-11-07
    price $329,900 1303-char remark

    Show marketing remark (1303 chars)

    This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

11. 2025-10-16
    price $334,900 1303-char remark

    Show marketing remark (1303 chars)

    This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

12. 2025-09-28
    listed $335,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    This spacious 3-bedroom, 2 full bath, 2 half bath home sits on nearly half an acre across two corner lots, offering room to live, work, and entertain. Inside, you'll find a large open floor plan with oversized rooms, original small-plank wood flooring, and cozy carpeted areas. The bathrooms have been tastefully updated, and the property includes a Bonus Room, currently used as a beauty shop—ready for business or conversion to a flexible convenience or work space. Step outside to your private entertainment haven: a 25x25 New in 2024 above-ground pool set partially underground, surrounded by a custom deck with a built-in bar and sink. Enjoy hosting family and friend gatherings in the expansive outdoor area, and take advantage of the 25x25 workshop, 6-car carport, and dog kennel, dog run or large chicken coop! Solar Panels will be paid off at closing by the Sellers and new Buyers can take advantage of great price reduction on energy bills! Beautifully landscaped and ideally located near Hardin-Simmons University, and ACU University! ONLY 5 Miles from Stargate Data Center! Close to Abilene’s top schools, universities, dining, and shopping. A truly must-see property with endless possibilities! This Beautiful Home is also eligible for 100% financing and $0 Down Payment!!

13. 2008-12-29
    soldstatus
14. 2003-08-19
    soldstatus
15. 2003-08-13
    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: $4,158 · $346/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$1,058/yr (+$88/mo · 25.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $35,733
• − Mortgage interest: −$15,964
• − Property taxes: −$4,158
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,859
• − Management: −$2,859
• − Depreciation: −$8,291
• Taxable income: $177
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $4,669/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

-14.9% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $285,000 NTREIS
• 2026-04-15 Price Changed $299,900 NTREIS
• 2026-04-15 Relisted — NTREIS
• 2026-04-08 Contingent — NTREIS
• 2026-03-28 Price Changed $300,000 NTREIS
• 2026-01-30 Price Changed $323,000 NTREIS
• 2026-01-30 Price Changed $324,000 NTREIS
• 2025-12-31 Price Changed $325,000 NTREIS
• 2025-11-21 Price Changed $329,000 NTREIS
• 2025-11-07 Price Changed $329,900 NTREIS
• 2025-10-16 Price Changed $334,900 NTREIS
• 2025-09-28 Listed $335,000 NTREIS
• 2008-12-29 Sold (Public Records) — Public Records
• 2003-08-19 Sold (Public Records) — Public Records
• 2003-08-13 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,158 · +8.3% YoY. Source: county tax records.