3212 Sandefer St · Abilene, TX 79603

$187,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 13 Days on market

Built 1959 6,882 sqft lot Est $176k · 6% 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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY REMODELED, NEW ROOF, NEW CENTRAL HEAT & AIR, NEW TILE & CARPET, FRESH PAINT, NEW WATER HEATER.

Key facts

• Metal roof
• New flooring
• Granite countertops

Tags

• HVAC SYSTEM
• METAL ROOF
• ATTIC INSULATION
• NEW WINDOWS
• GRANITE COUNTERTOPS
• NEW FLOORING

Property features AI

Finance

• Other: Subdivision: Green Acres; Directions provided; County: Taylor
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached covered carport (2 spaces); Driveway
• Utilities: City water; City sewer; Cable available; High-speed internet available; Electric service
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1959); Property not attached
• Construction: Wood construction; Metal roof; Slab foundation; Year built 1959
• Exterior features: Covered porch; Covered patio; Few trees on lot; Metal fencing

Interior

• Kitchen: Granite counters; Pantry; Dishwasher; Electric range; Vented exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; Decorative lighting; Granite counters; High-speed internet available; Pantry; One living area; One dining area; Room count: 2; One level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (3.8% below list).
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $180k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 8.8% 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: Martinez El (math 30% / reading 23%, grade F, #2,927 of 4,322 statewide, top 68%, 412 students, 94% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+40.2%/yr); 87 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,119/mo this rent would consume 48% 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,884 (3.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $176,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 N Mockingbird Ln	0.20mi	3/1.0	1,351 (+1%)	2mo	$185,000	$137	87
2333 Bel Air Dr	0.38mi	3/1.0	1,354 (+1%)	1mo	$185,000	$137	79
1773 Westview Dr	0.35mi	3/1.0	1,418 (+6%)	0mo	$189,900	$134	73
2310 Minter Ln	0.35mi	4/1.5 (+1)	1,300 (-3%)	0mo	$165,000	$127	72
3271 Sherry Ln	0.14mi	3/2.5	1,476 (+11%)	1mo	$189,700	$129	69
1950 Burger St	0.39mi	3/2.0	1,266 (-5%)	2mo	$140,000	$111	67
1757 Briarwood St	0.37mi	3/1.0	1,184 (-11%)	1mo	$70,000	$59	64
1448 Glenhaven Dr	0.61mi	3/1.5	1,272 (-5%)	1mo	$199,900	$157	61
2473 Marsalis Dr	0.58mi	3/2.0	1,270 (-5%)	2mo	$120,000	$94	59
2137 Minter Ln	0.35mi	3/2.0	1,513 (+13%)	1mo	$199,000	$132	57
1461 Glenhaven Dr	0.58mi	3/1.5	1,210 (-9%)	2mo	$129,900	$107	54
2489 Marsalis Dr	0.59mi	3/2.5	1,138 (-15%)	2mo	$180,000	$158	40

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: -10.5%
• Equity multiple: 0.59×
• Total profit: $-21,379
• Equity at exit: $27,882

10-year hold

• IRR: 6.0%
• Equity multiple: 1.58×
• Total profit: $30,227
• Equity at exit: $16,168

Cash invested: $52,360 (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: 87
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$981
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$78
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-40

Break-even live

Break-even rent $2,170

Max offer price $179,884

Occupancy floor 97%

Sensitivity live

Price	-10% $66	-5% $13	+0% $-40	+5% $-93	+10% $-146
Rent	-10% $-208	-5% $-124	+0% $-40	+5% $43	+10% $127
Rate	-1.0pp $54	-0.5pp $7	base $-40	+0.5pp $-89	+1.0pp $-138

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	15d	1	0.08mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	23d	1	0.46mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	15d	1	0.49mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	45d	1	0.63mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	23d	1	0.71mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	23d	1	0.99mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	15d	1	1.11mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	23d	1	1.12mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	15d	1	1.19mi

Listing history 11 events

1. 2026-06-22
   statusdays on market $187,000 Active 13 DOM
2. 2026-06-17
   status $187,000 Pending 11 DOM
3. 2026-06-16
   days on market $187,000 Active Option Contract 11 DOM
4. 2026-06-15
   days on market $187,000 Active Option Contract 10 DOM
5. 2026-06-14
   days on market $187,000 Active Option Contract 8 DOM
6. 2026-06-13
   days on market $187,000 Active Option Contract 7 DOM
7. 2026-06-10
   days on market $187,000 Active Option Contract 5 DOM
8. 2026-06-09
   days on market $187,000 Active Option Contract 4 DOM
9. 2026-06-08
   days on market $187,000 Active Option Contract 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $187,000 Active Option Contract 2 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: $2,748 · $229/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$674/yr (+$56/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $25,426
• − Mortgage interest: −$10,475
• − Property taxes: −$2,748
• − Insurance: −$6,054
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$5,440
• Taxable loss: −$3,359
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $323/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

+233.9% since first listed

7 events — show timeline

• 2026-06-07 Contingent — NTREIS
• 2026-06-05 Listed $187,000 NTREIS
• 2005-10-03 Sold (Public Records) — Public Records
• 2005-09-30 Sold (MLS) — NTREIS
• 2005-08-19 Listing Removed — NTREIS
• 2005-07-08 Listed $56,000 NTREIS
• 2005-04-26 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,748 · +8.3% YoY. Source: county tax records.