1018 Briarwood St · Abilene, TX 79603

$203,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily · 1 Days on market

Built 2026 Fair condition 6,490 sqft lot Est $157k · 29% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully designed home offers a functional open layout with luxury vinyl plank flooring throughout the main living spaces and comfortable carpeted bedrooms. A centrally positioned hallway creates privacy between the primary suite and the secondary bedrooms, enhancing the home’s practical flow. The primary bedroom features an ensuite bath and a generous walk-in closet. The kitchen is equipped with granite countertops, ample cabinetry, and a dedicated pantry, while the nearby laundry room provides additional storage. Ceiling fans throughout the home add to everyday comfort. A single-car garage offers convenient parking and storage. Situated on a street of recently built ho

Key facts

• Ample cabinetry
• Walk-in closet
• Ensuite bath

Tags

• OPEN LAYOUT
• LUXURY VINYL PLANK FLOORING
• ENSUITE BATH
• WALK-IN CLOSET
• GRANITE COUNTERTOPS
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $203k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Cap rate 9.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,370/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 $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 $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $203,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $157,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1448 Glenhaven Dr	0.40mi	3/1.5	1,272 (+0%)	1mo	$199,900	$157	78
1010 Fannin St	0.21mi	3/1.0	1,344 (+6%)	0mo	$166,500	$124	76
617 Briarwood St	0.40mi	3/1.5	1,246 (-2%)	0mo	$170,000	$136	76
1461 Glenhaven Dr	0.41mi	3/1.5	1,210 (-5%)	2mo	$129,900	$107	69
1950 Burger St	0.74mi	3/2.0	1,266 (-0%)	2mo	$140,000	$111	63
849 Green St	0.39mi	3/1.0	1,134 (-11%)	1mo	$99,999	$88	59
1757 Briarwood St	0.60mi	3/1.0	1,184 (-7%)	0mo	$70,000	$59	56
941 Westmoreland St	0.48mi	3/2.0	1,080 (-15%)	1mo	$129,900	$120	52
1910 Burger St	0.70mi	3/3.0	1,188 (-6%)	3mo	$187,000	$157	50
1773 Westview Dr	0.61mi	3/1.0	1,418 (+12%)	0mo	$189,900	$134	48
3884 Laurel Dr	0.72mi	3/1.5	1,150 (-9%)	2mo	$145,000	$126	47
2241 State St	0.71mi	2/2.0 (-1)	1,162 (-8%)	2mo	$64,900	$56	46

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: 4.1%
• Equity multiple: 1.17×
• Total profit: $9,584
• Equity at exit: $30,268

10-year hold

• IRR: 17.9%
• Equity multiple: 2.83×
• Total profit: $104,028
• Equity at exit: $17,552

Cash invested: $56,840 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,045/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $470

Break-even live

Break-even rent $1,776

Max offer price $203,000

Occupancy floor 75%

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.47mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	20d	1	0.48mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	20d	1	0.56mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	20d	1	0.72mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.93mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.95mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	1.13mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.18mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.23mi

Listing history 4 events

1. 2026-03-28
   status Pending
2. 2026-03-28
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-26
   listed $203,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,445
• − Mortgage interest: −$11,371
• − Property taxes: −$3,045
• − Insurance: −$1,015
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$5,905
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $5,023/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Minor Painting — Paint appears faded in some areas
• Minor Landscaping — Some areas of the yard appear overgrown

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — A well-maintained yard improves curb appeal and property value
• Both Ceiling fan maintenance — Clean and functional fans improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Paint appears faded in some areas	Minor	$500–3,000
Landscaping · Some areas of the yard appear overgrown	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — A well-maintained yard improves curb appeal and property value ↑
• Both Ceiling fan maintenance — Clean and functional fans improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

4 events — show timeline

• 2026-03-28 Pending — NTREIS
• 2026-03-28 Relisted — NTREIS
• 2026-03-28 Pending — NTREIS
• 2026-03-26 Listed $203,000 NTREIS