2841 Old Anson Rd · Abilene, TX 79603

$150,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 6 Days on market

Built 1958 0.30 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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 2 bedroom 1 bath home will make a great investment property! Some minor repairs will make this home a very affordable place for someone to call home!! Close to colleges, hospital, restaurants and easy access to Interstate 20. Measurements rounded, buyer to verify.

Key facts

• Expansive corner lot
• Refreshed kitchen
• Large walk-in shower

Tags

• REFRESHED KITCHEN
• LARGE WALK-IN SHOWER
• EXPANSIVE CORNER LOT
• LARGE STORAGE SHED
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($54k/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 $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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 1958 — 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 $150,000

Questions for the listing agent

1. Built in 1958 — 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: 1.21% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $78,288
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 Old Anson Rd	0.00mi	2/1.0	932 (0%)	0mo	$150,000	$161	100
2159 Anson Ave	0.08mi	2/1.0	832 (-11%)	8mo	$69,900	$84	71
3626 Grape St	0.68mi	2/1.0	960 (+3%)	5mo	$85,000	$89	59
1225 Anson Ave	0.70mi	2/1.0	875 (-6%)	6mo	$140,000	$160	52
2581 Grape St	0.53mi	2/1.0	1,008 (+8%)	16mo	$79,900	$79	48
1933 Sandefer St	0.72mi	3/1.0 (+1)	965 (+4%)	10mo	$72,000	$75	47
2781 Orange St	0.60mi	3/1.0 (+1)	880 (-6%)	21mo	$49,900	$57	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: 5.2%
• Equity multiple: 1.21×
• Total profit: $8,902
• Equity at exit: $22,365

10-year hold

• IRR: 18.8%
• Equity multiple: 2.95×
• Total profit: $81,943
• Equity at exit: $12,969

Cash invested: $42,000 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$787
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $370

Break-even live

Break-even rent $1,347

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	0.03mi
2410 N Willis St Abilene, TX	1.0	1.0	645	$1,100	$1.71	13d	1	1.28mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	43d	1	1.28mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.43mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	1.44mi

Listing history 19 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $150,000 Active
3. 2022-09-30
   soldstatus
4. 2022-09-08
   status Pending
5. 2022-08-29
   historical Active Option Contract
6. 2022-08-29
   historical
7. 2022-08-20
   listed $103,500 Active
8. 2019-02-14
   soldstatus
9. 2019-02-13
   soldstatus Sold 271-char remark

   Show marketing remark (271 chars)

   This 2 bedroom 1 bath home will make a great investment property! Some minor repairs will make this home a very affordable place for someone to call home!! Close to colleges, hospital, restaurants and easy access to Interstate 20. Measurements rounded, buyer to verify.

10. 2019-01-31
    status Pending 271-char remark

    Show marketing remark (271 chars)

    This 2 bedroom 1 bath home will make a great investment property! Some minor repairs will make this home a very affordable place for someone to call home!! Close to colleges, hospital, restaurants and easy access to Interstate 20. Measurements rounded, buyer to verify.

11. 2018-12-13
    listed $57,000 Active 271-char remark

    Show marketing remark (271 chars)

    This 2 bedroom 1 bath home will make a great investment property! Some minor repairs will make this home a very affordable place for someone to call home!! Close to colleges, hospital, restaurants and easy access to Interstate 20. Measurements rounded, buyer to verify.

12. 2018-11-13
    historical
13. 2018-08-22
    listed $64,000 Active
14. 2016-12-09
    soldstatus
15. 2016-12-08
    soldstatus Sold
16. 2016-11-21
    status Pending
17. 2016-11-01
    historical Active Option Contract
18. 2016-09-07
    listed $59,000 Active
19. 1999-05-21
    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: $2,576 · $215/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$169/yr (+$14/mo · 6.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone 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: $21,781
• − Mortgage interest: −$8,402
• − Property taxes: −$2,576
• − Insurance: −$750
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,364
• Taxable income: $2,204
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,912/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

+154.2% since first listed

19 events — show timeline

• 2026-04-22 Pending — NTREIS
• 2026-04-15 Listed $150,000 NTREIS
• 2022-09-30 Sold (Public Records) — Public Records
• 2022-09-08 Pending — NTREIS
• 2022-08-29 Contingent — NTREIS
• 2022-08-29 Listing Removed — NTREIS
• 2022-08-20 Listed $103,500 NTREIS
• 2019-02-14 Sold (Public Records) — Public Records
• 2019-02-13 Sold (MLS) — NTREIS
• 2019-01-31 Pending — NTREIS
• 2018-12-13 Listed $57,000 NTREIS
• 2018-11-13 Listing Removed — NTREIS
• 2018-08-22 Listed $64,000 NTREIS
• 2016-12-09 Sold (Public Records) — Public Records
• 2016-12-08 Sold (MLS) — NTREIS
• 2016-11-21 Pending — NTREIS
• 2016-11-01 Contingent — NTREIS
• 2016-09-07 Listed $59,000 NTREIS
• 1999-05-21 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,576 · +9.3% YoY. Source: county tax records.