3232 Sayles Blvd · Abilene, TX 79605

$100,000

3 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 23 Days on market

Built 1956 7,579 sqft lot $80/sqft · 38% below area Est $162k · 38% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor ready home ready to be remodeled. Pier and beam foundation under 3 bedrooms, 2 bathrooms, kitchen, living and dining. The laundry room with a pantry and an exit to the back yard is a step down and on slab. Just past the laundry room you will step down into the garage.

Key facts

• 7,579 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• HOA & community: No homeowner association

Exterior

• Parking: Covered parking for 2 vehicles; Attached 2-car garage (approx. 19' x 19'); Driveway; garage faces side
• Utilities: City sewer; Electricity available; Natural gas available; Alley access; Not in a municipal utility district
• Home design: Single family residence; One story
• Construction: Built in 1956; Brick, frame, and vinyl siding construction; Composition roof
• Exterior features: Interior lot; No fencing

Interior

• Kitchen: Gas cooktop, Gas oven, Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet, Hardwood, Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with gas jets; Central electric air conditioning
• Interior features: One living area and one dining area; Wood-burning fireplace; Other interior details
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1956 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.96% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.16%
• DSCR: 2.34
• GRM: 4.2

CMA / ARV

• ARV (median comp): $161,924
• List price: $100,000
• Delta: -38.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3232 Sayles Blvd	0.00mi	3/2.0	1,243 (0%)	0mo	$100,000	$80	100
2325 S 33rd St	0.24mi	3/2.0	1,304 (+5%)	8mo	$145,000	$111	74
2518 Edgemont Dr	0.38mi	3/2.0	1,317 (+6%)	5mo	$219,900	$167	68
2302 S 38th St	0.43mi	4/1.5 (+1)	1,313 (+6%)	0mo	$175,000	$133	64
3125 Waverly Ave	0.51mi	3/2.0	1,332 (+7%)	1mo	$155,000	$116	63
2925 S 27th St	0.66mi	3/1.0	1,269 (+2%)	1mo	$120,000	$95	61
1701 S 23rd St	0.70mi	3/2.0	1,188 (-4%)	1mo	$189,000	$159	59
2526 Edgemont Dr	0.38mi	3/2.0	1,405 (+13%)	2mo	$190,000	$135	59
3333 Waverly Ave	0.47mi	3/1.0	1,116 (-10%)	1mo	$110,000	$99	56
2641 Raintree Cir	0.69mi	3/2.0	1,322 (+6%)	2mo	$225,000	$170	56
3042 S 28th St	0.73mi	3/2.0	1,341 (+8%)	1mo	$219,999	$164	52
3001 S 27th St	0.69mi	3/2.0	1,158 (-7%)	6mo	$155,000	$134	51

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: 31.0%
• Equity multiple: 2.40×
• Total profit: $39,127
• Equity at exit: $14,910

10-year hold

• IRR: 41.2%
• Equity multiple: 5.98×
• Total profit: $139,550
• Equity at exit: $8,646

Cash invested: $28,000 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$524
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $704

Break-even live

Break-even rent $1,074

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $760	-5% $732	+0% $704	+5% $675	+10% $647
Rent	-10% $549	-5% $626	+0% $704	+5% $781	+10% $859
Rate	-1.0pp $754	-0.5pp $729	base $704	+0.5pp $678	+1.0pp $651

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	0.69mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.03mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	1.18mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.29mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.29mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	1.38mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.40mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	1.45mi

Listing history 2 events

1. 2026-05-06
   historical Active Option Contract 278-char remark
2. 2026-05-01
   listed $100,000 Active 278-char remark

ⓘ 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $23,572
• − Mortgage interest: −$5,602
• − Property taxes: −$3,384
• − Insurance: −$500
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$2,909
• Taxable income: $7,406
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,668/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

5 events — show timeline

• 2026-06-10 Sold (MLS) — NTREIS
• 2026-05-25 Pending — NTREIS
• 2026-05-25 Relisted — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-05-01 Listed $100,000 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $3,384 · +4.0% YoY. Source: county tax records.