1201 Chestnut St · Abilene, TX 79602

$160,000

2 bd · 1.0 ba · 556 sqft · SingleFamily public records · 26 Days on market

Built 1923 7,667 sqft lot

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Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL! Ever watch Tiny House Hunters and wish you could own your own tiny house?? Well, this property comes with TWO tiny houses (556 sq ft and 496 sq ft per ad) for a tiny price as well! Yes, they need a lot of work, but you can fix them up the way you want and it won't cost as much because they are so tiny! Great income potential! No utilities on and property is to be sold as-is.

Key facts

• Remodeled in 2017
• Freshly painted
• 7,667 sq ft lot

Tags

• REMODELED IN 2017
• FRESHLY PAINTED
• RECENT FOUNDATION WORK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $71 ($857/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.3% below list).
• Recommended offer: $150k (6.3% below list) — sets the bar for 1% rule.

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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $149,963 (6.3% below list)

Questions for the listing agent

1. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.70×
• Total profit: $-13,427
• Equity at exit: $23,857

10-year hold

• IRR: 7.3%
• Equity multiple: 1.68×
• Total profit: $30,345
• Equity at exit: $13,834

Cash invested: $44,800 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$839
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $71

Break-even live

Break-even rent $1,409

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $117	+0% $71	+5% $26	+10% $-19
Rent	-10% $-47	-5% $12	+0% $71	+5% $131	+10% $190
Rate	-1.0pp $152	-0.5pp $112	base $71	+0.5pp $30	+1.0pp $-12

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Pecan St Unit B Abilene, TX	1.0	1.0	372	$900	$2.42	14d	1	0.27mi
726 Chestnut St Unit D Abilene, TX	2.0	1.0	500	$1,680	$3.36	44d	1	0.40mi
1601 S 14th St Abilene, TX	2.0	1.0	660	$1,200	$1.82	44d	1	0.48mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.69mi
2910 S 15th St Abilene, TX	1.0	1.0	400	$875	$2.19	44d	1	1.37mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	44d	1	1.45mi

Listing history 16 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   price $160,000
3. 2026-04-06
   status Active
4. 2026-01-28
   price $170,000
5. 2026-01-23
   historical Active Option Contract
6. 2026-01-21
   listed $150,000 Active
7. 2024-12-10
   historical $895
8. 2024-10-23
   listed $895
9. 2024-08-01
   historical $895
10. 2024-07-30
    listed $895
11. 2017-06-16
    soldstatus
12. 2017-06-14
    soldstatus Sold 396-char remark

    Show marketing remark (396 chars)

    INVESTORS SPECIAL! Ever watch Tiny House Hunters and wish you could own your own tiny house?? Well, this property comes with TWO tiny houses (556 sq ft and 496 sq ft per ad) for a tiny price as well! Yes, they need a lot of work, but you can fix them up the way you want and it won't cost as much because they are so tiny! Great income potential! No utilities on and property is to be sold as-is.

13. 2017-06-08
    status Pending 396-char remark

    Show marketing remark (396 chars)

    INVESTORS SPECIAL! Ever watch Tiny House Hunters and wish you could own your own tiny house?? Well, this property comes with TWO tiny houses (556 sq ft and 496 sq ft per ad) for a tiny price as well! Yes, they need a lot of work, but you can fix them up the way you want and it won't cost as much because they are so tiny! Great income potential! No utilities on and property is to be sold as-is.

14. 2017-05-29
    historical Active Option Contract 396-char remark

    Show marketing remark (396 chars)

    INVESTORS SPECIAL! Ever watch Tiny House Hunters and wish you could own your own tiny house?? Well, this property comes with TWO tiny houses (556 sq ft and 496 sq ft per ad) for a tiny price as well! Yes, they need a lot of work, but you can fix them up the way you want and it won't cost as much because they are so tiny! Great income potential! No utilities on and property is to be sold as-is.

15. 2017-05-24
    listed $29,900 Active 396-char remark

    Show marketing remark (396 chars)

    INVESTORS SPECIAL! Ever watch Tiny House Hunters and wish you could own your own tiny house?? Well, this property comes with TWO tiny houses (556 sq ft and 496 sq ft per ad) for a tiny price as well! Yes, they need a lot of work, but you can fix them up the way you want and it won't cost as much because they are so tiny! Great income potential! No utilities on and property is to be sold as-is.

16. 1999-06-04
    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: $2,491 · $208/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$437/yr (+$36/mo · 17.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $17,996
• − Mortgage interest: −$8,962
• − Property taxes: −$2,491
• − Insurance: −$800
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,655
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,287/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

+435.1% since first listed

16 events — show timeline

• 2026-04-26 Pending — NTREIS
• 2026-04-21 Price Changed $160,000 NTREIS
• 2026-04-06 Relisted — NTREIS
• 2026-01-28 Price Changed $170,000 NTREIS
• 2026-01-23 Contingent — NTREIS
• 2026-01-21 Listed $150,000 NTREIS
• 2024-12-10 Rental Removed $895 NTREIS
• 2024-10-23 Listed for Rent $895 NTREIS
• 2024-08-01 Rental Removed $895 NTREIS
• 2024-07-30 Listed for Rent $895 NTREIS
• 2017-06-16 Sold (Public Records) — Public Records
• 2017-06-14 Sold (MLS) — NTREIS
• 2017-06-08 Pending — NTREIS
• 2017-05-29 Contingent — NTREIS
• 2017-05-24 Listed $29,900 NTREIS
• 1999-06-04 Sold (Public Records) — Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,491 · +8.6% YoY. Source: county tax records.