925 Palm St · Abilene, TX 79602

$199,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 1 Days on market

Built 1937 5,009 sqft lot Est $179k · 11% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.9/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute and cozy home could be yours just in time for the holidays! There are so many updates spanning throughout the entire home. Brand new HVAC, as well as new electrical, plumbing, luxury vinyl plank flooring throughout, and windows - all less than a year old! This home is complete with upgrades to the driveway, flowerbeds, fencing, interior and exterior paint, as well as a smart doorbell and thermostat. The shed in the backyard is perfect for extra storage or a small shop.

Key facts

• Updated systems
• New fencing
• Improved driveway

Tags

• COMPLETE TRANSFORMATION
• UPDATED SYSTEMS
• LUXURY VINYL PLANK FLOORING
• UPGRADED FLOWERBEDS
• IMPROVED DRIVEWAY
• NEW FENCING

Property features AI

Finance

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

Exterior

• Parking: Carport (covered) — 1 covered/carport space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Single-story; Residential property
• Construction: Built in 1937; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Storage; Wood fencing; Few trees; Interior lot

Interior

• Kitchen: Gas range; Pantry; Solid-surface (non-natural) countertops
• Bedrooms: Three bedrooms — all on the main level; Primary bedroom with walk-in closet; Additional bedroom with walk-in closet
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cable TV available; High speed internet available; Pantry; One living area; One dining area; Total room count: 8; One level (single story)
• Laundry & utility: Utility room with full-size washer/dryer area; Separate laundry room (on the main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.0% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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 1937 — 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 $199,900

Questions for the listing agent

1. Built in 1937 — 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: 1.29% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $179,322
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Elm St	0.22mi	3/2.0	1,254 (0%)	2mo	$203,000	$162	84
1126 Peach St	0.18mi	3/1.0	1,308 (+4%)	3mo	$169,000	$129	82
1157 Elm St	0.26mi	3/1.0	1,191 (-5%)	3mo	$169,900	$143	77
1110 Amarillo St	0.41mi	3/1.0	1,368 (+9%)	1mo	$119,900	$88	65
1150 S 15th St	0.54mi	3/2.0	1,293 (+3%)	2mo	$146,900	$114	64
2433 S 11th St	0.69mi	2/2.0 (-1)	1,222 (-3%)	2mo	$180,000	$147	53
1309 Chestnut St	0.47mi	4/2.0 (+1)	1,400 (+12%)	1mo	$260,000	$186	49
2235 S 6th St	0.69mi	2/1.0 (-1)	1,356 (+8%)	0mo	$185,000	$136	49
334 Cornerstone	0.61mi	3/2.0	1,106 (-12%)	2mo	$177,000	$160	46
1733 Palm St	0.72mi	3/2.0	1,381 (+10%)	0mo	$159,900	$116	45
2225 Melrose St	0.64mi	3/1.0	1,080 (-14%)	3mo	$155,000	$144	44
1649 S 16th St	0.62mi	2/1.0 (-1)	1,080 (-14%)	3mo	$149,900	$139	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: 8.7%
• Equity multiple: 1.36×
• Total profit: $20,368
• Equity at exit: $29,806

10-year hold

• IRR: 21.9%
• Equity multiple: 3.33×
• Total profit: $130,174
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $614

Break-even live

Break-even rent $1,793

Max offer price $199,900

Occupancy floor 71%

Sensitivity live

Price	-10% $727	-5% $671	+0% $614	+5% $558	+10% $501
Rent	-10% $411	-5% $513	+0% $614	+5% $716	+10% $817
Rate	-1.0pp $715	-0.5pp $665	base $614	+0.5pp $562	+1.0pp $510

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.24mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	14d	1	0.30mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	0.52mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.71mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	0.86mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	14d	1	1.12mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.21mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.39mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	14d	1	1.43mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.45mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $199,900 Active 1 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: $3,418 · $285/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$240/yr (+$20/mo · 7.0%)

ⓘ 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 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: $30,845
• − Mortgage interest: −$11,198
• − Property taxes: −$3,418
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − Depreciation: −$5,815
• Taxable income: $4,479
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $6,295/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

+233.7% since first listed

25 events — show timeline

• 2026-06-18 Listed $199,900 NTREIS
• 2022-01-31 Sold (Public Records) — Public Records
• 2022-01-26 Sold (MLS) — NTREIS
• 2021-12-17 Pending — NTREIS
• 2021-12-05 Contingent — NTREIS
• 2021-11-30 Price Changed $139,000 NTREIS
• 2021-11-12 Listed $142,500 NTREIS
• 2021-05-14 Sold (MLS) — NTREIS
• 2021-04-06 Pending — NTREIS
• 2021-03-08 Contingent — NTREIS
• 2021-03-08 Listing Removed — NTREIS
• 2021-03-03 Listed $105,000 NTREIS
• 2021-02-27 Listing Removed — NTREIS
• 2021-01-07 Price Changed $105,000 NTREIS
• 2020-11-25 Price Changed $110,000 NTREIS
• 2020-11-07 Price Changed $112,500 NTREIS
• 2020-10-26 Relisted — NTREIS
• 2020-10-19 Contingent — NTREIS
• 2020-09-17 Price Changed $115,000 NTREIS
• 2020-08-08 Listed $120,000 NTREIS
• 2019-10-07 Sold (Public Records) — Public Records
• 2019-10-03 Sold (MLS) — NTREIS
• 2019-09-24 Contingent — NTREIS
• 2019-09-19 Listed $59,900 NTREIS
• 1998-07-24 Sold (Public Records) — Public Records

Property tax history

+15.0%/yr

Latest (2025): $3,418 · +1.4% YoY. Source: county tax records.