1941 Woodard St · Abilene, TX 79605

$179,900

3 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 15 Days on market

Built 1952 7,579 sqft lot Est $174k · at est.

---

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 +21.9/30.0
• DSCR +7.0/10.0
• ARV discount +6.1/15.0
• 1% rule +5.8/10.0
• 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

Charming 3 bedroom, 1 bath home nestled in the heart of Abilene. The bedrooms are all a nice size. The bathroom features a newer vanity and tiled tub surrounding. The spacious living room features hardwood floors and the eat in kitchen is ready for home cooked meals. Relax or entertain on the covered patio overlooking the large backyard. Its prime location offer easy accessibility to shopping, restaurants and schools. Ideal as a first home or investment property, this home delivers on value and location.

Key facts

• New ceiling fans
• New flooring
• New front door

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW ROOF
• NEW FLOORING
• NEW CEILING FANS
• FRESH EXTERIOR TRIM PAINT
• NEW FRONT DOOR

Property features AI

Finance

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

Exterior

• Parking: Covered driveway; Attached garage (oversized) with 2-car single door; 1 covered space
• Security: Audio and video recording consent for visitors noted
• Utilities: City water; City sewer; Individual gas meter
• Home design: Single family residence; One story; Built in 1952; Composition roof; Pillar/post/pier foundation; Subdivision: Sunset Park Add
• Construction: Wood construction elements
• Exterior features: Covered front and rear porches; Covered patio; Gutters; Wood fencing; Landscaped yard with a few trees and a large grassy backyard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Cable TV available; High speed internet available; Eat-in kitchen; Pantry; One living area; One dining area; One level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.7% 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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+32.1%/yr); 109 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $174,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Woodard St	0.14mi	3/1.0	1,110 (-5%)	3mo	$164,500	$148	82
3134 S 21st St	0.21mi	2/1.0 (-1)	1,212 (+4%)	1mo	$199,999	$165	79
1718 Marshall St	0.22mi	2/1.0 (-1)	1,216 (+4%)	2mo	$173,000	$142	77
1974 Woodard St	0.05mi	2/1.0 (-1)	1,308 (+12%)	3mo	$69,900	$53	71
1333 Portland Ave	0.57mi	2/1.0 (-1)	1,149 (-2%)	4mo	$140,000	$122	62
2050 Fulton St	0.61mi	3/1.0	1,224 (+4%)	3mo	$200,000	$163	61
1142 Matador St	0.72mi	3/2.0	1,165 (-0%)	2mo	$65,000	$56	60
2925 S 27th St	0.60mi	3/1.0	1,269 (+8%)	1mo	$120,000	$95	57
2002 S 20th St	0.67mi	3/2.0	1,214 (+4%)	2mo	$194,900	$161	57
2641 Raintree Cir	0.45mi	3/2.0	1,322 (+13%)	2mo	$225,000	$170	52
1425 Matador St	0.40mi	2/1.0 (-1)	1,008 (-14%)	4mo	$150,000	$149	50
3042 S 28th St	0.64mi	3/2.0	1,341 (+14%)	1mo	$219,999	$164	41

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-759
• Equity at exit: $26,824

10-year hold

• IRR: 13.9%
• Equity multiple: 2.38×
• Total profit: $69,355
• Equity at exit: $15,554

Cash invested: $50,372 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$943
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $285

Break-even live

Break-even rent $1,574

Max offer price $179,900

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	0.23mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	0.28mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	0.58mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	43d	1	0.78mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.82mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	1.00mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.06mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.06mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	1.37mi

Listing history 28 events

1. 2026-05-23
   status Pending
2. 2026-05-15
   historical Active Option Contract
3. 2026-05-08
   listed $179,900 Active
4. 2025-01-15
   historical $1,250
5. 2024-12-24
   price $1,250
6. 2024-10-24
   listed $1,295
7. 2024-09-20
   soldstatus Closed 514-char remark

   Show marketing remark (514 chars)

   Charming 3 bedroom, 1 bath home nestled in the heart of Abilene. The bedrooms are all a nice size. The bathroom features a newer vanity and tiled tub surrounding. The spacious living room features hardwood floors and the eat in kitchen is ready for home cooked meals. Relax or entertain on the covered patio overlooking the large backyard. Its prime location offer easy accessibility to shopping, restaurants and schools. Ideal as a first home or investment property, this home delivers on value and location.

8. 2024-09-20
   soldstatus

   Show marketing remark (514 chars)

   Charming 3 bedroom, 1 bath home nestled in the heart of Abilene. The bedrooms are all a nice size. The bathroom features a newer vanity and tiled tub surrounding. The spacious living room features hardwood floors and the eat in kitchen is ready for home cooked meals. Relax or entertain on the covered patio overlooking the large backyard. Its prime location offer easy accessibility to shopping, restaurants and schools. Ideal as a first home or investment property, this home delivers on value and location.

9. 2024-07-08
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Charming 3 bedroom, 1 bath home nestled in the heart of Abilene. The bedrooms are all a nice size. The bathroom features a newer vanity and tiled tub surrounding. The spacious living room features hardwood floors and the eat in kitchen is ready for home cooked meals. Relax or entertain on the covered patio overlooking the large backyard. Its prime location offer easy accessibility to shopping, restaurants and schools. Ideal as a first home or investment property, this home delivers on value and location.

10. 2024-07-03
    listed $128,000 Active 514-char remark

    Show marketing remark (514 chars)

    Charming 3 bedroom, 1 bath home nestled in the heart of Abilene. The bedrooms are all a nice size. The bathroom features a newer vanity and tiled tub surrounding. The spacious living room features hardwood floors and the eat in kitchen is ready for home cooked meals. Relax or entertain on the covered patio overlooking the large backyard. Its prime location offer easy accessibility to shopping, restaurants and schools. Ideal as a first home or investment property, this home delivers on value and location.

11. 2020-07-17
    soldstatus Sold 290-char remark

    Show marketing remark (290 chars)

    Southside home with a lovely covered porch. 3 bedroom 1 bath, Large Living Area. Hardwood floors. Eat in kitchen. Appliances stay. Tiled tub surrounding. 1 Car garage. New Insulated garage door installed in November. Large Backyard with covered patio. Close to shopping. This is a must see.

12. 2020-07-17
    soldstatus

    Show marketing remark (290 chars)

    Southside home with a lovely covered porch. 3 bedroom 1 bath, Large Living Area. Hardwood floors. Eat in kitchen. Appliances stay. Tiled tub surrounding. 1 Car garage. New Insulated garage door installed in November. Large Backyard with covered patio. Close to shopping. This is a must see.

13. 2020-06-09
    status Pending 290-char remark

    Show marketing remark (290 chars)

    Southside home with a lovely covered porch. 3 bedroom 1 bath, Large Living Area. Hardwood floors. Eat in kitchen. Appliances stay. Tiled tub surrounding. 1 Car garage. New Insulated garage door installed in November. Large Backyard with covered patio. Close to shopping. This is a must see.

14. 2020-06-04
    historical Active Option Contract 290-char remark

    Show marketing remark (290 chars)

    Southside home with a lovely covered porch. 3 bedroom 1 bath, Large Living Area. Hardwood floors. Eat in kitchen. Appliances stay. Tiled tub surrounding. 1 Car garage. New Insulated garage door installed in November. Large Backyard with covered patio. Close to shopping. This is a must see.

15. 2020-04-16
    listed $97,900 Active 290-char remark

    Show marketing remark (290 chars)

    Southside home with a lovely covered porch. 3 bedroom 1 bath, Large Living Area. Hardwood floors. Eat in kitchen. Appliances stay. Tiled tub surrounding. 1 Car garage. New Insulated garage door installed in November. Large Backyard with covered patio. Close to shopping. This is a must see.

16. 2015-06-16
    soldstatus
17. 2015-06-15
    soldstatus Sold
18. 2015-05-27
    status Pending
19. 2015-05-13
    historical Active Option Contract
20. 2015-04-28
    status Active
21. 2015-04-18
    historical Active Option Contract
22. 2015-04-15
    listed $79,900 Active
23. 2010-05-12
    soldstatus
24. 2010-05-10
    soldstatus
25. 2010-04-02
    historical
26. 2010-02-27
    listed $74,900
27. 2005-06-06
    soldstatus
28. 2001-07-13
    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: $2,705 · $225/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$587/yr (+$49/mo · 21.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 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: $23,219
• − Mortgage interest: −$10,077
• − Property taxes: −$2,705
• − Insurance: −$900
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,233
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $3,276/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+140.2% since first listed

28 events — show timeline

• 2026-05-23 Pending — NTREIS
• 2026-05-15 Contingent — NTREIS
• 2026-05-08 Listed $179,900 NTREIS
• 2025-01-15 Rental Removed $1,250 NTREIS
• 2024-12-24 Price Changed $1,250 NTREIS
• 2024-10-24 Listed for Rent $1,295 NTREIS
• 2024-09-20 Sold (Public Records) — Public Records
• 2024-09-20 Sold (MLS) — NTREIS
• 2024-07-08 Pending — NTREIS
• 2024-07-03 Listed $128,000 NTREIS
• 2020-07-17 Sold (Public Records) — Public Records
• 2020-07-17 Sold (MLS) — NTREIS
• 2020-06-09 Pending — NTREIS
• 2020-06-04 Contingent — NTREIS
• 2020-04-16 Listed $97,900 NTREIS
• 2015-06-16 Sold (Public Records) — Public Records
• 2015-06-15 Sold (MLS) — NTREIS
• 2015-05-27 Pending — NTREIS
• 2015-05-13 Contingent — NTREIS
• 2015-04-28 Relisted — NTREIS
• 2015-04-18 Contingent — NTREIS
• 2015-04-15 Listed $79,900 NTREIS
• 2010-05-12 Sold (Public Records) — Public Records
• 2010-05-10 Sold (MLS) — NTREIS
• 2010-04-02 Listing Removed — NTREIS
• 2010-02-27 Listed $74,900 NTREIS
• 2005-06-06 Sold (Public Records) — Public Records
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,705 · -0.4% YoY. Source: county tax records.