1374 Chestnut St · Abilene, TX 79602

$72,500

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 219 Days on market

Built 1941 10,458 sqft lot $63/sqft · 41% below area Est $123k · 41% 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 MLS

FIXER UPPER! We just listed this handyman special home that offers a fantastic opportunity for buyers ready to roll up their sleeves and add value! Located with easy access to BUS Hwy 83, the property sits near the Original Town South neighborhood in a central location close to grocery stores, schools, restaurants, and more. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• 0.24 acre lot
• Built 1941
• Listed 218 days

Tags

• EASY ACCESS TO BUS HWY 83

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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 (+33.5%/yr); 372 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 2.94% ✓
• Cap rate: 25.16%
• Cash-on-cash: 67.39%
• DSCR: 4.00
• GRM: 2.8

CMA / ARV

• ARV (median comp): $122,719
• List price: $72,500
• Delta: -40.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1157 Elm St	0.26mi	3/1.0	1,191 (+4%)	3mo	$169,900	$143	78
1201 Chestnut St	0.22mi	2/2.0 (-1)	1,052 (-8%)	0mo	$160,000	$152	67
1150 S 15th St	0.15mi	3/2.0	1,293 (+13%)	2mo	$146,900	$114	65
1134 Elm St	0.30mi	3/2.0	1,254 (+10%)	2mo	$203,000	$162	64
1649 S 16th St	0.48mi	2/1.0 (-1)	1,080 (-5%)	3mo	$149,900	$139	61
1126 Poplar St	0.39mi	2/1.0 (-1)	1,036 (-9%)	1mo	$65,000	$63	60
1257 Pecan St	0.24mi	2/1.0 (-1)	976 (-14%)	3mo	$154,000	$158	57
850 Poplar St	0.56mi	2/1.0 (-1)	1,080 (-5%)	4mo	$40,000	$37	56
902 Jeanette St	0.65mi	3/1.0	1,223 (+7%)	4mo	$175,000	$143	54
949 Palm St	0.49mi	2/1.0 (-1)	1,018 (-11%)	0mo	$157,900	$155	54
1126 Peach St	0.49mi	3/1.0	1,308 (+14%)	3mo	$169,000	$129	50
941 Meander St	0.71mi	3/2.0	1,258 (+10%)	4mo	$179,900	$143	43

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: 72.5%
• Equity multiple: 4.56×
• Total profit: $72,186
• Equity at exit: $10,810

10-year hold

• IRR: 77.9%
• Equity multiple: 11.24×
• Total profit: $207,867
• Equity at exit: $6,268

Cash invested: $20,300 (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: 372
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$380
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,140

Break-even live

Break-even rent $689

Max offer price $72,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,181	-5% $1,161	+0% $1,140	+5% $1,120	+10% $1,099
Rent	-10% $972	-5% $1,056	+0% $1,140	+5% $1,224	+10% $1,308
Rate	-1.0pp $1,177	-0.5pp $1,158	base $1,140	+0.5pp $1,121	+1.0pp $1,102

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	14d	1	0.09mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.09mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.09mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	14d	1	0.21mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	14d	1	0.21mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	0.35mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.39mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.39mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.64mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	14d	1	0.74mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	14d	1	1.00mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	14d	1	1.03mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	1.10mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	1.21mi

Listing history 19 events

1. 2026-06-19
   days on market $72,500 Active 219 DOM
2. 2026-06-18
   days on market $72,500 Active 218 DOM
3. 2026-06-17
   days on market $72,500 Active 217 DOM
4. 2026-06-16
   days on market $72,500 Active 216 DOM
5. 2026-06-15
   days on market $72,500 Active 215 DOM
6. 2026-06-14
   days on market $72,500 Active 213 DOM
7. 2026-06-13
   days on market $72,500 Active 212 DOM
8. 2026-06-10
   days on market $72,500 Active 210 DOM
9. 2026-06-09
   days on market $72,500 Active 209 DOM
10. 2026-06-08
    days on market $72,500 Active 208 DOM
11. 2026-06-07
    days on market $72,500 Active 207 DOM
12. 2026-06-03
    days on market $72,500 Active 203 DOM
13. 2026-06-02
    days on market $72,500 Active 202 DOM
14. 2026-06-01
    days on market $72,500 Active 201 DOM
15. 2026-05-31
    days on market $72,500 Active 200 DOM
16. 2026-05-30
    days on market $72,500 Active 199 DOM
17. 2025-11-12
    listed $72,500 Active 555-char remark

    Show marketing remark (555 chars)

    FIXER UPPER! We just listed this handyman special home that offers a fantastic opportunity for buyers ready to roll up their sleeves and add value! Located with easy access to BUS Hwy 83, the property sits near the Original Town South neighborhood in a central location close to grocery stores, schools, restaurants, and more. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

18. 2009-09-06
    soldstatus
19. 1982-01-04
    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: $1,603 · $134/mo
• Projected year-2 tax: $1,603 · $134/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 2/10 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: $25,580
• − Mortgage interest: −$4,061
• − Property taxes: −$1,603
• − Insurance: −$362
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$2,109
• Taxable income: $13,352
• Est. tax owed @ 24.0%: −$3,204
• After-tax cash flow: $10,476/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

3 events — show timeline

• 2025-11-12 Listed $72,500 HARMLS
• 2009-09-06 Sold (Public Records) — Public Records
• 1982-01-04 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,603 · +10.9% YoY. Source: county tax records.