2826 Pine St · Abilene, TX 79601

$215,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 981 Days on market

Built 1950 0.25 ac lot $119/sqft · 18% above area Est $231k · 7% under ↓ 4% since listing

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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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 unique investment property features an 800 SF 2 bedroom, 1 bathroom unit rented for $750 per month through October 2024, a 484 SF garage apartment rented for $475 per month through March 2024, a 1,000 SF warehouse with a half bathroom rented for $600 on a month-to-month basis, as well as a shell below the garage apartment that could be converted into an additional unit. All units are separately metered. Refrigerator, stove and stackable washer and dryer in the 2 bedroom unit convey.

Key facts

• 0.25 acre lot
• 6 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: schools D+, 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.
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,899/mo this rent would consume 65% of the median local household income ($54k/yr) (locally 1240% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 981 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 25194% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 981 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.35% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $230,664
• List price: $215,000
• Delta: -6.79%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1442 Lowden St	0.35mi	3/2.0	1,872 (+4%)	0mo	$250,000	$134	73
1710 Jameson St	0.60mi	3/3.0	1,885 (+5%)	8mo	$185,000	$98	49
1634 Sandefer St	0.72mi	3/2.0	1,647 (-8%)	6mo	$199,000	$121	44
2425 Swenson St	0.69mi	3/1.0	1,579 (-12%)	13mo	$165,000	$104	36
2789 Grape St	0.45mi	4/2.0 (+1)	1,564 (-13%)	18mo	$179,900	$115	33

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: 14.5%
• Equity multiple: 1.61×
• Total profit: $37,015
• Equity at exit: $32,057

10-year hold

• IRR: 26.7%
• Equity multiple: 3.90×
• Total profit: $174,731
• Equity at exit: $18,589

Cash invested: $60,200 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,899 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $888

Break-even live

Break-even rent $1,775

Max offer price $215,000

Occupancy floor 64%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Jameson St Abilene, TX	3.0	3.0	1885	$3,300	$1.75	44d	1	0.62mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	44d	1	0.65mi
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	13d	1	0.93mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.24mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	13d	1	1.39mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $215,000 Active 981 DOM
2. 2026-06-18
   days on market $215,000 Active 980 DOM
3. 2026-06-17
   days on market $215,000 Active 979 DOM
4. 2026-06-16
   days on market $215,000 Active 978 DOM
5. 2026-06-15
   days on market $215,000 Active 977 DOM
6. 2026-06-14
   days on market $215,000 Active 975 DOM
7. 2026-06-13
   days on market $215,000 Active 974 DOM
8. 2026-06-10
   days on market $215,000 Active 972 DOM
9. 2026-06-09
   days on market $215,000 Active 971 DOM
10. 2026-06-08
    days on market $215,000 Active 970 DOM
11. 2026-06-07
    days on market $215,000 Active 969 DOM
12. 2026-06-03
    days on market $215,000 Active 965 DOM
13. 2026-06-02
    days on market $215,000 Active 964 DOM
14. 2026-06-01
    days on market $215,000 Active 963 DOM
15. 2026-05-31
    days on market $215,000 Active 962 DOM
16. 2026-05-30
    days on market $215,000 Active 961 DOM
17. 2026-03-30
    historical $850
18. 2026-03-19
    listed $850
19. 2026-02-15
    historical $850
20. 2026-02-13
    historical $850
21. 2026-02-06
    listed $800
22. 2026-01-22
    listed $795
23. 2025-02-15
    historical $795
24. 2024-11-19
    listed $795
25. 2024-11-03
    historical $595
26. 2024-10-05
    listed $595
27. 2024-05-15
    price $215,000 492-char remark

    Show marketing remark (492 chars)

    This unique investment property features an 800 SF 2 bedroom, 1 bathroom unit rented for $750 per month through October 2024, a 484 SF garage apartment rented for $475 per month through March 2024, a 1,000 SF warehouse with a half bathroom rented for $600 on a month-to-month basis, as well as a shell below the garage apartment that could be converted into an additional unit. All units are separately metered. Refrigerator, stove and stackable washer and dryer in the 2 bedroom unit convey.

28. 2023-10-12
    listed $225,000 Active 492-char remark

    Show marketing remark (492 chars)

    This unique investment property features an 800 SF 2 bedroom, 1 bathroom unit rented for $750 per month through October 2024, a 484 SF garage apartment rented for $475 per month through March 2024, a 1,000 SF warehouse with a half bathroom rented for $600 on a month-to-month basis, as well as a shell below the garage apartment that could be converted into an additional unit. All units are separately metered. Refrigerator, stove and stackable washer and dryer in the 2 bedroom unit convey.

29. 2018-07-12
    soldstatus
30. 2017-01-11
    soldstatus
31. 2016-11-08
    soldstatus
32. 2012-09-24
    soldstatus
33. 1995-10-18
    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: $2,221 · $185/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,713/yr (+$143/mo · 77.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $34,784
• − Mortgage interest: −$12,043
• − Property taxes: −$2,221
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − Depreciation: −$6,255
• Taxable income: $7,624
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $8,823/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

-4.4% since first listed

17 events — show timeline

• 2026-03-30 Rental Removed $850 APPFOLIO
• 2026-03-19 Listed for Rent $850 APPFOLIO
• 2026-02-15 Rental Removed $850 APPFOLIO
• 2026-02-13 Rental Removed $850 APPFOLIO
• 2026-02-06 Listed for Rent $800 APPFOLIO
• 2026-01-22 Listed for Rent $795 APPFOLIO
• 2025-02-15 Rental Removed $795 APPFOLIO
• 2024-11-19 Listed for Rent $795 APPFOLIO
• 2024-11-03 Rental Removed $595 APPFOLIO
• 2024-10-05 Listed for Rent $595 APPFOLIO
• 2024-05-15 Price Changed $215,000 NTREIS
• 2023-10-12 Listed $225,000 NTREIS
• 2018-07-12 Sold (Public Records) — Public Records
• 2017-01-11 Sold (Public Records) — Public Records
• 2016-11-08 Sold (Public Records) — Public Records
• 2012-09-24 Sold (Public Records) — Public Records
• 1995-10-18 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,221 · +3.0% YoY. Source: county tax records.