1448 Glenhaven Dr · Abilene, TX 79603

$199,900

3 bd · 1.5 ba · 1,272 sqft · SingleFamily public records · 43 Days on market

Built 1958 7,057 sqft lot Est $162k · 24% over

---

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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home. Nice neighborhood. This 3 bedroom home has a wonderful open floor plan, beautiful hardwood floors, large kitchen with updated tile and backsplash, tons of storage, nice size yard, great curb appeal and more. $2500 closing cost assistance.

Key facts

• Central island
• Open-concept kitchen
• Fresh interior paint

Tags

• NEW WINDOWS
• FRESH INTERIOR PAINT
• REFINISHED HARDWOOD FLOORING
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• CENTRAL ISLAND

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Assigned parking and driveway; Covered parking (1); 1-car attached garage
• Utilities: City water; City sewer; Located in a municipal utility district; Utilities easement on property
• Home design: Single family residence; Attached property; One story
• Construction: Built in 1958; Brick and siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Private yard; Back yard fencing (wood); Covered front porch; Covered rear porch

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Vented exhaust fan
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Hardwood; Tile
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central air; Electric heating
• Interior features: Eat-in kitchen; Kitchen island; Pantry; One living area; One dining area; Room count: 3
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/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: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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: Purcell El (math 30% / reading 22%, grade F, #2,954 of 4,322 statewide, top 69%, 635 students, 84% FRL) — zoned schools average 84% FRL vs 57% district-wide (27 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,516/mo this rent would consume 56% of the median local household income ($54k/yr) (locally 662% 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $161,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1448 Glenhaven Dr	0.00mi	3/1.5	1,272 (0%)	1mo	$199,900	$157	99
1461 Glenhaven Dr	0.04mi	3/1.5	1,210 (-5%)	2mo	$129,900	$107	88
1757 Briarwood St	0.30mi	3/1.0	1,184 (-7%)	0mo	$70,000	$59	72
1950 Burger St	0.54mi	3/2.0	1,266 (-0%)	2mo	$140,000	$111	70
1700 Westview Dr	0.23mi	3/1.0	1,116 (-12%)	0mo	$189,900	$170	67
1773 Westview Dr	0.28mi	3/1.0	1,418 (+12%)	0mo	$189,900	$134	65
1010 Fannin St	0.54mi	3/1.0	1,344 (+6%)	0mo	$166,500	$124	63
2310 Minter Ln	0.63mi	4/1.5 (+1)	1,300 (+2%)	0mo	$165,000	$127	62
2209 N Mockingbird Ln	0.64mi	3/1.0	1,351 (+6%)	2mo	$185,000	$137	56
2333 Bel Air Dr	0.66mi	3/1.0	1,354 (+6%)	1mo	$185,000	$137	55
3884 Laurel Dr	0.62mi	3/1.5	1,150 (-10%)	2mo	$145,000	$126	54
849 Green St	0.74mi	3/1.0	1,134 (-11%)	1mo	$99,999	$88	45

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: 9.1%
• Equity multiple: 1.38×
• Total profit: $21,122
• Equity at exit: $29,806

10-year hold

• IRR: 22.1%
• Equity multiple: 3.34×
• Total profit: $130,760
• Equity at exit: $17,284

Cash invested: $55,972 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,516 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $631

Break-even live

Break-even rent $1,717

Max offer price $199,900

Occupancy floor 70%

Sensitivity live

Price	-10% $744	-5% $688	+0% $631	+5% $575	+10% $518
Rent	-10% $432	-5% $532	+0% $631	+5% $730	+10% $830
Rate	-1.0pp $732	-0.5pp $682	base $631	+0.5pp $579	+1.0pp $527

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.15mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	22d	1	0.19mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	22d	1	0.45mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	14d	1	0.58mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	22d	1	0.86mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	14d	1	0.87mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.21mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	14d	1	1.26mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	14d	1	1.49mi

Listing history 17 events

1. 2026-04-29
   status Pending
2. 2026-04-26
   price $199,900
3. 2026-04-26
   status Active
4. 2026-03-04
   status Pending
5. 2026-02-12
   historical Active Option Contract
6. 2026-01-22
   listed $205,000 Active
7. 2025-06-30
   soldstatus
8. 2008-04-01
   soldstatus
9. 2008-03-27
   soldstatus 249-char remark

   Show marketing remark (249 chars)

   Nice home. Nice neighborhood. This 3 bedroom home has a wonderful open floor plan, beautiful hardwood floors, large kitchen with updated tile and backsplash, tons of storage, nice size yard, great curb appeal and more. $2500 closing cost assistance.

10. 2008-02-24
    historical 249-char remark

    Show marketing remark (249 chars)

    Nice home. Nice neighborhood. This 3 bedroom home has a wonderful open floor plan, beautiful hardwood floors, large kitchen with updated tile and backsplash, tons of storage, nice size yard, great curb appeal and more. $2500 closing cost assistance.

11. 2007-12-12
    listed $89,500 249-char remark

    Show marketing remark (249 chars)

    Nice home. Nice neighborhood. This 3 bedroom home has a wonderful open floor plan, beautiful hardwood floors, large kitchen with updated tile and backsplash, tons of storage, nice size yard, great curb appeal and more. $2500 closing cost assistance.

12. 2007-04-25
    soldstatus
13. 2007-04-24
    soldstatus 138-char remark

    Show marketing remark (138 chars)

    DARLING HOUSE!!! PERFECT FOR FIRST TIME HOMEBUYER. GREAT CURB APPEAL. VERY WELL MAINTAINED. OPEN FLOOR PLAN. BETTER HURRY WONT LAST LONG!

14. 2007-03-30
    historical 138-char remark

    Show marketing remark (138 chars)

    DARLING HOUSE!!! PERFECT FOR FIRST TIME HOMEBUYER. GREAT CURB APPEAL. VERY WELL MAINTAINED. OPEN FLOOR PLAN. BETTER HURRY WONT LAST LONG!

15. 2007-03-15
    listed $86,900 138-char remark

    Show marketing remark (138 chars)

    DARLING HOUSE!!! PERFECT FOR FIRST TIME HOMEBUYER. GREAT CURB APPEAL. VERY WELL MAINTAINED. OPEN FLOOR PLAN. BETTER HURRY WONT LAST LONG!

16. 2005-09-12
    soldstatus
17. 2001-08-28
    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: $2,700 · $225/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$959/yr (+$80/mo · 35.5%)

ⓘ 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: $30,192
• − Mortgage interest: −$11,198
• − Property taxes: −$2,700
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$5,815
• Taxable income: $4,650
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $6,457/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

+130.0% since first listed

17 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-26 Price Changed $199,900 NTREIS
• 2026-04-26 Relisted — NTREIS
• 2026-03-04 Pending — NTREIS
• 2026-02-12 Contingent — NTREIS
• 2026-01-22 Listed $205,000 NTREIS
• 2025-06-30 Sold (Public Records) — Public Records
• 2008-04-01 Sold (Public Records) — Public Records
• 2008-03-27 Sold (MLS) — NTREIS
• 2008-02-24 Listing Removed — NTREIS
• 2007-12-12 Listed $89,500 NTREIS
• 2007-04-25 Sold (Public Records) — Public Records
• 2007-04-24 Sold (MLS) — NTREIS
• 2007-03-30 Listing Removed — NTREIS
• 2007-03-15 Listed $86,900 NTREIS
• 2005-09-12 Sold (Public Records) — Public Records
• 2001-08-28 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,700 · +8.3% YoY. Source: county tax records.