3049 S 19th St · Abilene, TX 79605

$149,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 107 Days on market

Built 1955 0.29 ac lot Est $161k · 7% 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 +25.3/30.0
• ARV discount +10.6/15.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• 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

Owner-Agent. Updated South Abilene 2 Bed, 1 Bath with large 1 car garage. Recently completely rewired and new electric panel. Original hardwood floors and colonial trim. Freshly painted inside and out. New front door. New kitchen sink and plumbing fixtures. Not located in the flood zone. Large lot. Workshop-utility room in garage.

Key facts

• 0.29 acre lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, VA Loan, and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 space); Driveway; On-street parking; Attached garage (1 car)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Electric service
• Home design: Single-family residence; One story; Property attached: Yes; Subdivision: Sunset Park Add
• Construction: Built in 1955; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Sidewalk; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; One living area; One dining area; Room count: 2
• Laundry & utility: Washer hookup

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 $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.8% 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 (+32.1%/yr); 109 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 1955 — 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.22% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $160,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3049 S 19th St	0.00mi	2/1.0	1,080 (0%)	0mo	$149,900	$139	100
1801 Sewell St	0.19mi	2/1.0	1,100 (+2%)	5mo	$175,000	$159	84
1725 Woodard St	0.10mi	3/1.0 (+1)	1,110 (+3%)	3mo	$164,500	$148	83
3134 S 21st St	0.22mi	2/1.0	1,212 (+12%)	1mo	$199,999	$165	69
1425 Matador St	0.37mi	2/1.0	1,008 (-7%)	4mo	$150,000	$149	68
1718 Marshall St	0.23mi	2/1.0	1,216 (+13%)	2mo	$173,000	$142	67
1333 Portland Ave	0.55mi	2/1.0	1,149 (+6%)	4mo	$140,000	$122	60
1501 Matador St	0.31mi	3/1.0 (+1)	976 (-10%)	7mo	$152,500	$156	59
1142 Matador St	0.68mi	3/2.0 (+1)	1,165 (+8%)	2mo	$65,000	$56	44
3001 S 27th St	0.65mi	3/2.0 (+1)	1,158 (+7%)	6mo	$155,000	$134	43
2050 Fulton St	0.66mi	3/1.0 (+1)	1,224 (+13%)	3mo	$200,000	$163	40
2002 S 20th St	0.72mi	3/2.0 (+1)	1,214 (+12%)	2mo	$194,900	$161	35

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $7,220
• Equity at exit: $22,351

10-year hold

• IRR: 18.1%
• Equity multiple: 2.87×
• Total profit: $78,478
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$786
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $342

Break-even live

Break-even rent $1,389

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $427	-5% $385	+0% $342	+5% $300	+10% $258
Rent	-10% $198	-5% $270	+0% $342	+5% $414	+10% $486
Rate	-1.0pp $418	-0.5pp $381	base $342	+0.5pp $304	+1.0pp $264

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	0.19mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	0.30mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	0.49mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	45d	1	0.68mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	0.80mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.84mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	0.96mi
2301 Post Oak Rd Unit B Abilene, TX	1.0	1.0	945	$1,995	$2.11	22d	1	1.07mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	1.10mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	1.11mi

Listing history 20 events

1. 2026-05-19
   historical Active Option Contract
2. 2026-05-16
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-11
   historical Active Option Contract
5. 2026-01-22
   price $149,900
6. 2026-01-10
   status Active
7. 2025-12-31
   historical Active Option Contract
8. 2025-11-21
   listed $154,900 Active
9. 2023-01-17
   soldstatus
10. 2023-01-13
    soldstatus Closed 332-char remark

    Show marketing remark (332 chars)

    Owner-Agent. Updated South Abilene 2 Bed, 1 Bath with large 1 car garage. Recently completely rewired and new electric panel. Original hardwood floors and colonial trim. Freshly painted inside and out. New front door. New kitchen sink and plumbing fixtures. Not located in the flood zone. Large lot. Workshop-utility room in garage.

11. 2022-12-14
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Owner-Agent. Updated South Abilene 2 Bed, 1 Bath with large 1 car garage. Recently completely rewired and new electric panel. Original hardwood floors and colonial trim. Freshly painted inside and out. New front door. New kitchen sink and plumbing fixtures. Not located in the flood zone. Large lot. Workshop-utility room in garage.

12. 2022-12-02
    historical Active Option Contract 332-char remark

    Show marketing remark (332 chars)

    Owner-Agent. Updated South Abilene 2 Bed, 1 Bath with large 1 car garage. Recently completely rewired and new electric panel. Original hardwood floors and colonial trim. Freshly painted inside and out. New front door. New kitchen sink and plumbing fixtures. Not located in the flood zone. Large lot. Workshop-utility room in garage.

13. 2022-11-03
    listed $134,900 Active 332-char remark

    Show marketing remark (332 chars)

    Owner-Agent. Updated South Abilene 2 Bed, 1 Bath with large 1 car garage. Recently completely rewired and new electric panel. Original hardwood floors and colonial trim. Freshly painted inside and out. New front door. New kitchen sink and plumbing fixtures. Not located in the flood zone. Large lot. Workshop-utility room in garage.

14. 2022-02-18
    soldstatus
15. 2020-03-10
    soldstatus
16. 2020-03-10
    soldstatus
17. 2008-09-29
    soldstatus
18. 2008-09-26
    soldstatus 261-char remark

    Show marketing remark (261 chars)

    GREAT HOME W/ ALL MAJOR COMPONENTS IN GREAT SHAPE GREAT AREA & CHEAPER THAN RENT VERY CLEAN & READY FOR NEW OWNER ALL APPLIANCES STAY LARGE LIVING ROOM ALONG W/ NICE SIZED BEDROOMS DON'T MISS YOUR CHANCE AT THIS GREAT PRICE NOT TO MENTION GREAT HOME

19. 2008-08-23
    historical 261-char remark

    Show marketing remark (261 chars)

    GREAT HOME W/ ALL MAJOR COMPONENTS IN GREAT SHAPE GREAT AREA & CHEAPER THAN RENT VERY CLEAN & READY FOR NEW OWNER ALL APPLIANCES STAY LARGE LIVING ROOM ALONG W/ NICE SIZED BEDROOMS DON'T MISS YOUR CHANCE AT THIS GREAT PRICE NOT TO MENTION GREAT HOME

20. 2008-08-20
    listed $47,500 261-char remark

    Show marketing remark (261 chars)

    GREAT HOME W/ ALL MAJOR COMPONENTS IN GREAT SHAPE GREAT AREA & CHEAPER THAN RENT VERY CLEAN & READY FOR NEW OWNER ALL APPLIANCES STAY LARGE LIVING ROOM ALONG W/ NICE SIZED BEDROOMS DON'T MISS YOUR CHANCE AT THIS GREAT PRICE NOT TO MENTION GREAT HOME

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/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 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: $21,871
• − Mortgage interest: −$8,397
• − Property taxes: −$2,986
• − Insurance: −$750
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$4,361
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,659/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

+215.6% since first listed

20 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-16 Relisted — NTREIS
• 2026-02-25 Pending — NTREIS
• 2026-02-11 Contingent — NTREIS
• 2026-01-22 Price Changed $149,900 NTREIS
• 2026-01-10 Relisted — NTREIS
• 2025-12-31 Contingent — NTREIS
• 2025-11-21 Listed $154,900 NTREIS
• 2023-01-17 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — NTREIS
• 2022-12-14 Pending — NTREIS
• 2022-12-02 Contingent — NTREIS
• 2022-11-03 Listed $134,900 NTREIS
• 2022-02-18 Sold (Public Records) — Public Records
• 2020-03-10 Sold (Public Records) — Public Records
• 2020-03-10 Sold (Public Records) — Public Records
• 2008-09-29 Sold (Public Records) — Public Records
• 2008-09-26 Sold (MLS) — NTREIS
• 2008-08-23 Listing Removed — NTREIS
• 2008-08-20 Listed $47,500 NTREIS

Property tax history

+6.8%/yr

Latest (2025): $2,986 · +3.1% YoY. Source: county tax records.