1001 Piedmont Dr · Abilene, TX 79601

$250,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 7 Days on market

Built 1976 10,803 sqft lot Est $223k · 12% 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Close to ACU, shopping and transportation, this 3 bedroom, 2 bath home with ample living space includes a large den with fireplace, a finished bonus room with a split AC unit, and lots of storage. Recent foundation work in January 2026, paint and carpet in 2025. Sprinkler system. Extra insulation in attic in 2025. Has been a fantastic rental, Owner Agent just downsizing our investment portfolio.

Key facts

• Split ac unit
• Lots of storage
• Finished bonus room

Tags

• LARGE DEN WITH FIREPLACE
• FINISHED BONUS ROOM
• SPLIT AC UNIT
• LOTS OF STORAGE
• SPRINKLER SYSTEM
• EXTRA INSULATION IN ATTIC

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with 2 covered spaces; Garage with inside entrance, garage door opener, garage faces front; Concrete parking; Enclosed parking with storage; Garage dimensions approximately 20' wide x 20' long x 8' high; 2-car single door
• Security: Security system
• Utilities: City water with individual water meter; City sewer / sewer available; Electricity connected; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Brick/mortar foundation; Built in 1976
• Exterior features: Located on a corner lot in the Radford Hills subdivision; Alley access; Curbs

Interior

• Kitchen: Breakfast bar; Built-in cabinets; Water line to refrigerator; Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: Primary bedroom with ensuite bath and walk-in closet; Two additional bedrooms (both 11 x 12)
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms; Primary bathroom with built-in cabinets and solid surface counters; Secondary bathroom with built-in cabinets and solid surface counters
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s); Wall unit(s)
• Interior features: Built-in features; Cable TV available; High-speed internet available; Natural woodwork; Walk-in closet(s); Window coverings; One living area; One dining area; Room count: 10; Living room with wood-burning fireplace and glass doors
• Laundry & utility: Main-level laundry room with space for a freezer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.6% vs local median 6.8% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Taylor El (math 32% / reading 44%, grade F, #1,709 of 4,322 statewide, top 40%, 658 students, 66% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,817/mo this rent would consume 63% of the median local household income ($54k/yr) (locally 1240% 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 $8k 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $250,000

Questions for the listing agent

1. Built in 1976 — 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: 1.13% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $222,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Piedmont Dr	0.07mi	3/2.0	1,538 (-3%)	0mo	$275,000	$179	91
933 Avenue F	0.24mi	3/2.0	1,608 (+1%)	1mo	$270,000	$168	87
642 Harwell St	0.15mi	3/2.0	1,635 (+3%)	6mo	$175,000	$107	83
914 Ruswood Cir	0.31mi	3/2.0	1,608 (+1%)	3mo	$235,000	$146	81
818 Avenue F	0.16mi	3/2.0	1,745 (+10%)	4mo	$239,900	$137	73
1117 Piedmont Dr	0.10mi	3/2.0	1,799 (+13%)	7mo	$220,000	$122	68
809 Milford St	0.21mi	4/2.0 (+1)	1,796 (+13%)	1mo	$245,000	$136	63
825 Kenwood Dr	0.35mi	3/2.0	1,761 (+11%)	6mo	$239,825	$136	61
1317 E North 16th St	0.71mi	3/2.0	1,640 (+3%)	1mo	$230,000	$140	61
1041 Pinot Dr	0.66mi	3/3.0	1,598 (+0%)	6mo	$254,900	$160	60
766 E North 12th St	0.52mi	4/2.0 (+1)	1,513 (-5%)	6mo	$175,000	$116	57
1101 Cabernet Dr	0.71mi	3/3.0	1,598 (+0%)	7mo	$254,900	$160	56

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $4,492
• Equity at exit: $37,276

10-year hold

• IRR: 15.7%
• Equity multiple: 2.58×
• Total profit: $110,607
• Equity at exit: $21,615

Cash invested: $70,000 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $472

Break-even live

Break-even rent $2,219

Max offer price $250,000

Occupancy floor 78%

Sensitivity live

Price	-10% $613	-5% $543	+0% $472	+5% $401	+10% $330
Rent	-10% $249	-5% $361	+0% $472	+5% $583	+10% $694
Rate	-1.0pp $598	-0.5pp $536	base $472	+0.5pp $407	+1.0pp $341

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	44d	1	0.18mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	14d	1	0.27mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	14d	1	1.24mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	14d	1	1.39mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	14d	1	1.43mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	14d	1	1.47mi

Listing history 7 events

1. 2026-06-19
   days on market $250,000 Active 7 DOM
2. 2026-06-18
   days on market $250,000 Active 6 DOM
3. 2026-06-17
   days on market $250,000 Active 5 DOM
4. 2026-06-16
   days on market $250,000 Active 4 DOM
5. 2026-06-15
   days on market $250,000 Active 3 DOM
6. 2026-06-13
   remarks 400-char remark
7. 2026-06-13
   listed $250,000 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: $4,058 · $338/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$517/yr (+$43/mo · 12.7%)

ⓘ 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: $33,802
• − Mortgage interest: −$14,004
• − Property taxes: −$4,058
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − Depreciation: −$7,273
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $5,229/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

2 events — show timeline

• 2026-06-10 Listed $250,000 NTREIS
• 2023-11-20 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,058 · +4.8% YoY. Source: county tax records.