2157 Green St · Abilene, TX 79603

$128,500

2 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 23 Days on market

Built 1957 5,924 sqft lot Est $168k · 23% under ↓ 1% since listing

---

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 MLS

This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

Key facts

• Great cabinetry
• 5,924 sq ft lot
• Parking

Tags

• LAMINATE WOOD-LOOK FLOORING
• ENERGY-EFFICIENT WINDOWS
• GREAT CABINETRY
• MINI-SPLIT AC AND HEAT PUMP

Property features AI

Finance

• Other: Survey available
• Financial info: Listing accepts Cash, Conventional, FHA and VA loan types
• HOA & community: No association

Exterior

• Parking: Attached carport; 1 covered/carport space
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Windows with energy-efficient features
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1957; Siding, stone veneer and wood exterior; Composition roof; Other foundation
• Exterior features: Covered porch(es); Gutters; Privacy wood fencing around back yard; Large backyard with grass; Corner lot with few trees

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on level 1; Total of 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Cable TV available; High speed internet available; Vented exhaust fan
• Laundry & utility: Utility room with washer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 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); 86 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,187/mo this rent would consume 49% 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 $888 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 $122/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (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 $126,572 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.70% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $167,829
• 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	0.19mi	3/1.0 (+1)	1,351 (+4%)	2mo	$185,000	$137	78
1950 Burger St	0.21mi	3/2.0 (+1)	1,266 (-3%)	2mo	$140,000	$111	75
1934 N Mockingbird Ln	0.30mi	3/1.0 (+1)	1,349 (+4%)	5mo	$129,900	$96	71
1726 Green St	0.32mi	3/2.0 (+1)	1,352 (+4%)	3mo	$160,000	$118	67
1757 Briarwood St	0.43mi	3/1.0 (+1)	1,184 (-9%)	0mo	$70,000	$59	60
1910 Burger St	0.25mi	3/3.0 (+1)	1,188 (-9%)	3mo	$187,000	$157	59
1773 Westview Dr	0.46mi	3/1.0 (+1)	1,418 (+9%)	0mo	$189,900	$134	58
1448 Glenhaven Dr	0.73mi	3/1.5 (+1)	1,272 (-2%)	1mo	$199,900	$157	54
2063 Mimosa Dr	0.45mi	3/2.0 (+1)	1,207 (-7%)	4mo	$155,000	$128	54
1918 Clinton St	0.67mi	3/2.0 (+1)	1,254 (-4%)	4mo	$203,000	$162	51
1461 Glenhaven Dr	0.69mi	3/1.5 (+1)	1,210 (-7%)	2mo	$129,900	$107	47
3271 Sherry Ln	0.51mi	3/2.5 (+1)	1,476 (+14%)	1mo	$189,700	$129	42

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: 21.1%
• Equity multiple: 1.92×
• Total profit: $33,124
• Equity at exit: $19,160

10-year hold

• IRR: 32.7%
• Equity multiple: 4.79×
• Total profit: $136,432
• Equity at exit: $11,110

Cash invested: $35,980 (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: 86
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$674
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$54
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $663

Break-even live

Break-even rent $1,348

Max offer price $128,500

Occupancy floor 65%

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.49mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.64mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	0.73mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.76mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	0.79mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.80mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	0.87mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	0.92mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	0.93mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	13d	1	1.26mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	44d	1	1.31mi

Listing history 38 events

1. 2026-06-15
   status $128,500 Pending 23 DOM
2. 2026-06-15
   days on market $128,500 Active Option Contract 23 DOM
3. 2026-06-14
   days on market $128,500 Active Option Contract 21 DOM
4. 2026-06-13
   days on market $128,500 Active Option Contract 20 DOM
5. 2026-06-10
   days on market $128,500 Active Option Contract 18 DOM
6. 2026-06-09
   days on market $128,500 Active Option Contract 17 DOM
7. 2026-06-08
   days on market $128,500 Active Option Contract 16 DOM
8. 2026-06-07
   days on market $128,500 Active Option Contract 15 DOM
9. 2026-06-03
   statusdays on market $128,500 Active Option Contract 11 DOM
10. 2026-06-02
    days on market $128,500 Active 10 DOM
11. 2026-06-01
    days on market $128,500 Active 9 DOM
12. 2026-05-31
    days on market $128,500 Active 8 DOM
13. 2026-05-30
    days on market $128,500 Active 7 DOM
14. 2026-05-23
    listed $128,500 Active
15. 2025-05-16
    historical $595
16. 2025-05-05
    listed $595
17. 2025-05-05
    historical $595
18. 2025-05-01
    historical $595
19. 2025-05-01
    listed $595
20. 2025-04-11
    listed $595
21. 2025-03-03
    historical $895
22. 2025-02-10
    listed $895
23. 2024-09-22
    historical $595
24. 2024-09-19
    listed $595
25. 2024-07-19
    historical $895
26. 2024-06-08
    listed $895
27. 2023-06-22
    historical
28. 2023-05-31
    price $135,000
29. 2023-05-08
    price $105,000
30. 2023-04-21
    listed $109,900 Active
31. 2023-03-29
    soldstatus
32. 2023-03-28
    status Pending 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

33. 2023-03-27
    soldstatus Sold 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

34. 2023-03-16
    status Option Pending 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

35. 2023-01-03
    price $110,000 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

36. 2022-09-15
    price $114,750 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

37. 2022-08-18
    price $119,750 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

38. 2022-05-13
    listed $130,000 Active 608-char remark

    Show marketing remark (608 chars)

    This house has been fully renovated with no corners cut! Brand new, high-end kitchen cabinets, brand new laminate wood flooring, new appliance, ceiling fans, and faucets, cast-iron, new farm style kitchen sink, new pedestal bathroom sink, toilet, and tub. New tiled shower wall and kitchen backsplash. New energy efficient windows with new 1 1/2” blinds. Cleaned and graded front and backyard. Re-roof work done! New walkway from street to front door!!! State of the art mini-split AC/heat pump system in each room. Minutes from universities, hospitals, dining. Full 4 camera security system installed.

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 4/10 Moderate FEMA zone AO · 22% 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 13% 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: $26,250
• − Mortgage interest: −$7,198
• − Property taxes: −$2,581
• − Insurance: −$2,110
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$3,738
• Taxable income: $6,422
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $6,418/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

-1.2% since first listed

25 events — show timeline

• 2026-05-23 Listed $128,500 NTREIS
• 2025-05-16 Rental Removed $595 SHOWMOJO
• 2025-05-05 Listed for Rent $595 SHOWMOJO
• 2025-05-05 Rental Removed $595 SHOWMOJO2
• 2025-05-01 Rental Removed $595 SHOWMOJO
• 2025-05-01 Listed for Rent $595 SHOWMOJO2
• 2025-04-11 Listed for Rent $595 SHOWMOJO
• 2025-03-03 Rental Removed $895 NTREIS
• 2025-02-10 Listed for Rent $895 NTREIS
• 2024-09-22 Rental Removed $595 SHOWMOJO
• 2024-09-19 Listed for Rent $595 SHOWMOJO
• 2024-07-19 Rental Removed $895 NTREIS
• 2024-06-08 Listed for Rent $895 NTREIS
• 2023-06-22 Listing Removed — NTREIS
• 2023-05-31 Price Changed $135,000 NTREIS
• 2023-05-08 Price Changed $105,000 NTREIS
• 2023-04-21 Listed $109,900 NTREIS
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-03-28 Pending — HARMLS
• 2023-03-27 Sold (MLS) — HARMLS
• 2023-03-16 Pending — HARMLS
• 2023-01-03 Price Changed $110,000 HARMLS
• 2022-09-15 Price Changed $114,750 HARMLS
• 2022-08-18 Price Changed $119,750 HARMLS
• 2022-05-13 Listed $130,000 HARMLS

Property tax history

+15.4%/yr

Latest (2025): $2,581 · +8.2% YoY. Source: county tax records.