519 Santos St · Abilene, TX 79605

$130,000

4 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 5 Days on market

Built 1928 7,013 sqft lot Est $251k · 48% 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 +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

Charming home featuring 3 bedrooms and 2 bathrooms, offering 2,130 sq ft of living space. The open floor plan includes a cozy living room with soft grey walls, a bright dining area, and a well-equipped kitchen with sage green shaker cabinets, butcher block countertops, and modern stainless steel appliances. Step outside to enjoy a large backyard with mature trees, a full wooden privacy fence, and a concrete pathway. The home also boasts a covered front porch with decorative elements, ample natural light throughout, and convenient access to local amenities. Perfect for anyone seeking a peaceful retreat in a central location, this home offers both comfort and character.

Key facts

• 7,013 sq ft lot
• Built 1928
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 17.6% 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: Austin El (math 48% / reading 49%, grade D, #950 of 4,322 statewide, top 22%, 724 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 33% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+32.1%/yr); 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,646/mo this rent would consume 50% of the median local household income ($63k/yr) (locally 1096% 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 $899 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1928 — 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: 2.04% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.51%
• DSCR: 2.80
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $251,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 Melrose St	0.16mi	5/2.0 (+1)	1,727 (+2%)	2mo	$279,000	$162	82
210 Meander St	0.36mi	4/2.0	1,638 (-3%)	2mo	$110,000	$67	76
2231 S 8th St	0.26mi	3/2.0 (-1)	1,750 (+3%)	4mo	$299,900	$171	74
518 Meander St	0.26mi	3/2.0 (-1)	1,632 (-4%)	5mo	$212,000	$130	72
1009 Amarillo St	0.53mi	3/2.0 (-1)	1,754 (+3%)	2mo	$180,000	$103	63
866 Grand Ave	0.36mi	3/2.0 (-1)	1,537 (-9%)	3mo	$249,900	$163	60
502 Kirkwood St	0.64mi	3/2.5 (-1)	1,758 (+4%)	0mo	$199,900	$114	57
1730 N 3rd St	0.70mi	3/1.0 (-1)	1,648 (-3%)	2mo	$209,000	$127	52
1017 Sayles Blvd	0.52mi	3/2.0 (-1)	1,844 (+9%)	4mo	$275,000	$149	52
709 Jeanette St	0.48mi	3/1.0 (-1)	1,554 (-8%)	3mo	$230,000	$148	52
3041 Russell Ave	0.67mi	3/2.0 (-1)	1,587 (-6%)	1mo	$224,500	$141	52
2335 S 10th St	0.49mi	3/2.0 (-1)	1,452 (-14%)	2mo	$225,000	$155	47

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: 42.4%
• Equity multiple: 2.96×
• Total profit: $71,206
• Equity at exit: $19,383

10-year hold

• IRR: 50.8%
• Equity multiple: 7.22×
• Total profit: $226,515
• Equity at exit: $11,240

Cash invested: $36,400 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$682
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,229

Break-even live

Break-even rent $1,091

Max offer price $130,000

Occupancy floor 49%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	0.44mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.53mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.88mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.27mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	1.32mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	1.33mi

Listing history 3 events

1. 2026-03-09
   status Pending
2. 2026-03-04
   listed $130,000 Active
3. 1999-08-02
   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: $1,511 · $126/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$868/yr (+$72/mo · 57.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 22 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: $31,758
• − Mortgage interest: −$7,282
• − Property taxes: −$1,511
• − Insurance: −$650
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$3,782
• Taxable income: $13,451
• Est. tax owed @ 24.0%: −$3,228
• After-tax cash flow: $11,518/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

3 events — show timeline

• 2026-03-09 Pending — NTREIS
• 2026-03-04 Listed $130,000 NTREIS
• 1999-08-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,511 · +8.3% YoY. Source: county tax records.