2026 Over St · Abilene, TX 79602

$200,000

3 bd · 2.5 ba · 1,667 sqft · SingleFamily public records · 15 Days on market

Built 1951 0.35 ac lot Est $223k · 10% 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 +27.9/30.0
• ARV discount +12.2/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• 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

Welcome home to this charming 3 bedroom, 1.5 bath property featuring tasteful updates throughout, including vinyl flooring, modern fixtures, and refreshed finishes. The inviting living room showcases a beautiful brick fireplace, creating a warm and comfortable space for relaxing or entertaining. Outside, you'll find an extended driveway with plenty of parking and a spacious backyard offering endless possibilities for gatherings, play, or simply enjoying the West Texas evenings. Whether you're searching for your next home or an investment opportunity this property is ready for its next chapter.

Key facts

• Vinyl flooring
• Spacious backyard
• Brick fireplace

Tags

• VINYL FLOORING
• BRICK FIREPLACE
• EXTENDED DRIVEWAY
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Listing available for sale; possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Carport (1 covered/carport space)
• Utilities: City water; City sewer; MUD water; Asphalt access
• Home design: Single family residence; Residential property; One story; Preowned (built in 1951)
• Construction: Siding construction; Composition roof; Pillar/post/pier foundation; Year built 1951
• Exterior features: Chain link and wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: High-speed internet available; Two living areas; One dining area; One-level floorplan
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-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).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 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 1951 — 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.25% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $223,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 S 20th St	0.09mi	3/2.0	1,448 (-13%)	1mo	$199,900	$138	71
2302 Vine St	0.23mi	3/2.0	1,524 (-9%)	6mo	$229,000	$150	68
1726 Palm St	0.50mi	4/2.0 (+1)	1,716 (+3%)	3mo	$65,000	$38	62
2502 Marshall St	0.61mi	3/3.0	1,763 (+6%)	2mo	$269,900	$153	58
1326 Ross Ave	0.73mi	3/2.0	1,713 (+3%)	4mo	$229,900	$134	56
2926 S 23rd St	0.64mi	4/1.0 (+1)	1,624 (-3%)	0mo	$189,900	$117	55
1841 Sycamore St	0.70mi	3/2.0	1,778 (+7%)	1mo	$219,900	$124	53
1457 S 18th St	0.40mi	3/1.0	1,454 (-13%)	5mo	$177,490	$122	50
2701 S 27th St	0.64mi	3/2.0	1,440 (-14%)	1mo	$165,000	$115	44
1441 Peach St	0.63mi	3/2.0	1,420 (-15%)	4mo	$180,000	$127	41
1626 Sycamore St	0.74mi	3/2.0	1,470 (-12%)	7mo	$225,000	$153	38
1325 Highland Ave	0.71mi	2/1.0 (-1)	1,488 (-11%)	5mo	$227,000	$153	34

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: 8.6%
• Equity multiple: 1.36×
• Total profit: $19,966
• Equity at exit: $29,821

10-year hold

• IRR: 21.7%
• Equity multiple: 3.29×
• Total profit: $128,095
• Equity at exit: $17,292

Cash invested: $56,000 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$232 /mo · $2,784/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $614

Break-even live

Break-even rent $1,727

Max offer price $200,000

Occupancy floor 70%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	20d	1	0.30mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	0.44mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.62mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	20d	1	0.77mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	0.91mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	0.92mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	20d	1	1.12mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	20d	1	1.13mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	43d	1	1.25mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	20d	1	1.30mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	20d	1	1.33mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	20d	1	1.47mi

Listing history 12 events

1. 2026-06-19
   days on market $200,000 Active 15 DOM
2. 2026-06-18
   days on market $200,000 Active 14 DOM
3. 2026-06-17
   days on market $200,000 Active 13 DOM
4. 2026-06-16
   days on market $200,000 Active 12 DOM
5. 2026-06-15
   days on market $200,000 Active 11 DOM
6. 2026-06-14
   days on market $200,000 Active 9 DOM
7. 2026-06-13
   days on market $200,000 Active 8 DOM
8. 2026-06-10
   days on market $200,000 Active 6 DOM
9. 2026-06-09
   days on market $200,000 Active 5 DOM
10. 2026-06-08
    days on market $200,000 Active 4 DOM
11. 2026-06-07
    remarks 600-char remark
12. 2026-06-07
    listed $200,000 Active 3 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: $2,784 · $232/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$876/yr (+$73/mo · 31.4%)

ⓘ 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 7/10 Severe 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: $30,050
• − Mortgage interest: −$11,203
• − Property taxes: −$2,784
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − Depreciation: −$5,818
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $6,305/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

+81.8% since first listed

24 events — show timeline

• 2026-06-04 Listed $200,000 NTREIS
• 2025-04-30 Listing Removed — NTREIS
• 2025-03-15 Rental Removed $1,350 SHOWMOJO
• 2025-03-09 Listed for Rent $1,350 SHOWMOJO
• 2024-10-31 Listed $165,000 NTREIS
• 2024-09-06 Rental Removed $1,450 NTREIS
• 2024-08-12 Price Changed $1,450 NTREIS
• 2024-06-25 Price Changed $1,550 NTREIS
• 2024-06-13 Price Changed $1,600 NTREIS
• 2024-04-09 Listed for Rent $1,650 NTREIS
• 2022-03-03 Relisted — NTREIS
• 2022-02-22 Contingent — NTREIS
• 2022-02-08 Price Changed $170,000 NTREIS
• 2022-01-12 Listed $175,000 NTREIS
• 2017-09-01 Listing Removed — NTREIS
• 2017-08-04 Price Changed $124,900 NTREIS
• 2017-07-15 Listed $125,900 NTREIS
• 2017-06-01 Listing Removed — NTREIS
• 2017-05-09 Price Changed $119,900 NTREIS
• 2017-03-23 Listed $129,900 NTREIS
• 2016-10-26 Listing Removed — NTREIS
• 2016-09-02 Listed $109,999 NTREIS
• 2007-10-10 Sold (Public Records) — Public Records
• 1998-02-02 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,784 · +18.2% YoY. Source: county tax records.