502 Kirkwood St · Abilene, TX 79603

$199,900

3 bd · 3.0 ba · 1,758 sqft · SingleFamily public records · 17 Days on market

Built 1961 7,971 sqft lot $114/sqft · 18% above area Est $170k · 18% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home on a corner lot featuring 3 large bedrooms with a possible 4th, great for a large family! This home has 2 large living rooms, full size utility room, and 2.5 baths making the home incredibly efficient for a large family, short term vacation rental, or someone who hosts frequently! Brand new water heater was just installed, fresh paint inside and out, and fresh carpet. The kitchen features a new microwave, range, and granite countertops! Don't miss this rare opportunity to own a large home with tons of updates, under $200,000!

Key facts

• Fresh paint
• New water heater
• Large living rooms

Tags

• CORNER LOT
• LARGE LIVING ROOMS
• FULL SIZE UTILITY ROOM
• NEW WATER HEATER
• FRESH PAINT
• FRESH CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 8 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 $2,682/mo this rent would consume 60% 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 $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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $169,903
• List price: $199,900
• Delta: 17.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Kirkwood St	0.00mi	3/2.5	1,758 (0%)	0mo	$199,900	$114	98
634 Lillius St	0.18mi	3/2.0	1,675 (-5%)	0mo	$255,000	$152	80
642 Victoria St	0.22mi	4/2.5 (+1)	1,910 (+9%)	3mo	$199,900	$105	66
1730 N 3rd St	0.40mi	3/1.0	1,648 (-6%)	2mo	$209,000	$127	61
1209 Kirkwood St	0.62mi	3/2.0	1,674 (-5%)	3mo	$195,000	$116	57
210 Meander St	0.50mi	4/2.0 (+1)	1,638 (-7%)	2mo	$110,000	$67	54
449 Clinton St	0.30mi	2/1.0 (-1)	1,577 (-10%)	4mo	$184,000	$117	52
501 Westview Dr	0.71mi	3/1.0	1,659 (-6%)	5mo	$215,000	$130	45
301 Westview Dr	0.71mi	3/1.5	1,604 (-9%)	1mo	$220,000	$137	45
1317 Lillius St	0.72mi	3/1.5	1,933 (+10%)	4mo	$160,000	$83	40
934 Burger St	0.58mi	4/1.5 (+1)	1,544 (-12%)	3mo	$137,900	$89	39
226 Palm St	0.71mi	2/2.0 (-1)	1,512 (-14%)	3mo	$69,900	$46	32

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $7,477
• Equity at exit: $29,806

10-year hold

• IRR: 17.7%
• Equity multiple: 2.87×
• Total profit: $104,797
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $400

Break-even live

Break-even rent $2,176

Max offer price $199,900

Occupancy floor 80%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	0.65mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.92mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.97mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.09mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	1.35mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	1.39mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.39mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	1.47mi

Listing history 12 events

1. 2026-05-07
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Great home on a corner lot featuring 3 large bedrooms with a possible 4th, great for a large family! This home has 2 large living rooms, full size utility room, and 2.5 baths making the home incredibly efficient for a large family, short term vacation rental, or someone who hosts frequently! Brand new water heater was just installed, fresh paint inside and out, and fresh carpet. The kitchen features a new microwave, range, and granite countertops! Don't miss this rare opportunity to own a large home with tons of updates, under $200,000!

2. 2026-04-28
   status Active 542-char remark

   Show marketing remark (542 chars)

   Great home on a corner lot featuring 3 large bedrooms with a possible 4th, great for a large family! This home has 2 large living rooms, full size utility room, and 2.5 baths making the home incredibly efficient for a large family, short term vacation rental, or someone who hosts frequently! Brand new water heater was just installed, fresh paint inside and out, and fresh carpet. The kitchen features a new microwave, range, and granite countertops! Don't miss this rare opportunity to own a large home with tons of updates, under $200,000!

3. 2026-04-21
   historical Active Option Contract 542-char remark

   Show marketing remark (542 chars)

   Great home on a corner lot featuring 3 large bedrooms with a possible 4th, great for a large family! This home has 2 large living rooms, full size utility room, and 2.5 baths making the home incredibly efficient for a large family, short term vacation rental, or someone who hosts frequently! Brand new water heater was just installed, fresh paint inside and out, and fresh carpet. The kitchen features a new microwave, range, and granite countertops! Don't miss this rare opportunity to own a large home with tons of updates, under $200,000!

4. 2026-04-20
   listed $199,900 Active 542-char remark

   Show marketing remark (542 chars)

   Great home on a corner lot featuring 3 large bedrooms with a possible 4th, great for a large family! This home has 2 large living rooms, full size utility room, and 2.5 baths making the home incredibly efficient for a large family, short term vacation rental, or someone who hosts frequently! Brand new water heater was just installed, fresh paint inside and out, and fresh carpet. The kitchen features a new microwave, range, and granite countertops! Don't miss this rare opportunity to own a large home with tons of updates, under $200,000!

5. 2025-11-19
   soldstatus
6. 2025-11-14
   soldstatus Closed 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this versatile 2-bedroom, 2.5-bathroom home offering an abundance of living space and unique features throughout. Inside, you’ll find three separate living areas that provide plenty of flexibility—perfect for entertaining, creating a home office, or even a cozy playroom or turn one into a bedroom. With two dining areas, this home is well-suited for gatherings and everyday living. Situated on a corner lot with alley access, the property also includes a 2-car detached garage with electricity, previously used as a workshop, plus an additional storage building for all your needs. The backyard features fig trees, while the front yard is graced with established shade trees. For extra convenience, there’s also covered parking under an oversized carport. Located close to Abilene High School, this home is ideal for anyone who wants convenience and extra space. It also presents a great opportunity for an investor looking to add a versatile home to their portfolio.

7. 2025-10-03
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this versatile 2-bedroom, 2.5-bathroom home offering an abundance of living space and unique features throughout. Inside, you’ll find three separate living areas that provide plenty of flexibility—perfect for entertaining, creating a home office, or even a cozy playroom or turn one into a bedroom. With two dining areas, this home is well-suited for gatherings and everyday living. Situated on a corner lot with alley access, the property also includes a 2-car detached garage with electricity, previously used as a workshop, plus an additional storage building for all your needs. The backyard features fig trees, while the front yard is graced with established shade trees. For extra convenience, there’s also covered parking under an oversized carport. Located close to Abilene High School, this home is ideal for anyone who wants convenience and extra space. It also presents a great opportunity for an investor looking to add a versatile home to their portfolio.

8. 2025-10-03
   historical Active Option Contract 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this versatile 2-bedroom, 2.5-bathroom home offering an abundance of living space and unique features throughout. Inside, you’ll find three separate living areas that provide plenty of flexibility—perfect for entertaining, creating a home office, or even a cozy playroom or turn one into a bedroom. With two dining areas, this home is well-suited for gatherings and everyday living. Situated on a corner lot with alley access, the property also includes a 2-car detached garage with electricity, previously used as a workshop, plus an additional storage building for all your needs. The backyard features fig trees, while the front yard is graced with established shade trees. For extra convenience, there’s also covered parking under an oversized carport. Located close to Abilene High School, this home is ideal for anyone who wants convenience and extra space. It also presents a great opportunity for an investor looking to add a versatile home to their portfolio.

9. 2025-10-01
   listed $125,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to this versatile 2-bedroom, 2.5-bathroom home offering an abundance of living space and unique features throughout. Inside, you’ll find three separate living areas that provide plenty of flexibility—perfect for entertaining, creating a home office, or even a cozy playroom or turn one into a bedroom. With two dining areas, this home is well-suited for gatherings and everyday living. Situated on a corner lot with alley access, the property also includes a 2-car detached garage with electricity, previously used as a workshop, plus an additional storage building for all your needs. The backyard features fig trees, while the front yard is graced with established shade trees. For extra convenience, there’s also covered parking under an oversized carport. Located close to Abilene High School, this home is ideal for anyone who wants convenience and extra space. It also presents a great opportunity for an investor looking to add a versatile home to their portfolio.

10. 2007-09-07
    soldstatus
11. 2007-09-07
    soldstatus
12. 1994-07-20
    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: $1,933 · $161/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$1,725/yr (+$144/mo · 89.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $32,184
• − Mortgage interest: −$11,198
• − Property taxes: −$1,933
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$5,815
• Taxable income: $1,971
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $4,322/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

+59.9% since first listed

12 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-20 Listed $199,900 NTREIS
• 2025-11-19 Sold (Public Records) — Public Records
• 2025-11-14 Sold (MLS) — NTREIS
• 2025-10-03 Pending — NTREIS
• 2025-10-03 Contingent — NTREIS
• 2025-10-01 Listed $125,000 NTREIS
• 2007-09-07 Sold (Public Records) — Public Records
• 2007-09-07 Sold (Public Records) — Public Records
• 1994-07-20 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,933 · +8.3% YoY. Source: county tax records.