505 Avenue C · Abernathy, TX 79311

$34,000

2 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 24 Days on market

0.46 ac lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with serious upside potential! This property is priced aggressively for a quick sale and is perfect for investors, flippers, or buyers looking for their next renovation project. Home will require a full remodel, gut rehab, but offers a great opportunity to add value and customize from the ground up. Spacious layout, large lot, and solid potential make this a strong candidate for a fix-and-flip or long-term rental portfolio addition. Seller is highly motivated and wants this property sold ASAP. Bring your contractors, vision, and offers, opportunities at this price point don’t last long! Property sold AS-IS.

Key facts

• Gut rehab
• Large lot
• Fix-and-flip

Tags

• FULL REMODEL
• GUT REHAB
• LARGE LOT
• FIX-AND-FLIP

Property features AI

Finance

• Other: Parcel number: 0013023; County: Hale; Country: United States
• Financial info: Listing accepts Cash, Conventional, or Other financing; No second mortgage recorded
• HOA & community: No association

Exterior

• Parking: Carport with space for 9 vehicles; Driveway
• Utilities: Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Year built: 9999 (recorded as 9999)
• Exterior features: Lot under 0.5 acre (approximately 0.465 acre); Subdivision: Ot Aby; Directions: use GPS

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Built-in features; One living area; One dining area; Total room count: 2; One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#88 in TX, #3,080 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Abernathy ISD (town): math 47% / reading 46% proficiency, ranked #242 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abernathy El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 411 students, 49% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($235 loan paydown + $3k appreciation (10.0% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,490 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.81% ✓
• Cap rate: 33.19%
• Cash-on-cash: 96.04%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.05×
• Total profit: $67,082
• Equity at exit: $30,630

10-year hold

• IRR: —
• Equity multiple: 17.75×
• Total profit: $159,454
• Equity at exit: $66,055

Cash invested: $9,520 (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 79311

• Home prices YoY: 5.7%
• Active inventory: 50
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $762

Break-even live

Break-even rent $331

Max offer price $34,000

Occupancy floor 36%

Sensitivity live

Price	-10% $781	-5% $772	+0% $762	+5% $752	+10% $743
Rent	-10% $660	-5% $711	+0% $762	+5% $813	+10% $864
Rate	-1.0pp $779	-0.5pp $771	base $762	+0.5pp $753	+1.0pp $744

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 East St Abernathy, TX	3.0	2.0	1220	$1,295	$1.06	15d	1	0.43mi

Listing history 17 events

1. 2026-06-21
   days on market $34,000 Active 24 DOM
2. 2026-06-18
   days on market $34,000 Active 21 DOM
3. 2026-06-17
   price $34,000 Active 20 DOM
4. 2026-06-17
   days on market $35,000 Active 20 DOM
5. 2026-06-16
   days on market $35,000 Active 19 DOM
6. 2026-06-15
   days on market $35,000 Active 18 DOM
7. 2026-06-10
   days on market $35,000 Active 13 DOM
8. 2026-06-09
   days on market $35,000 Active 12 DOM
9. 2026-06-08
   days on market $35,000 Active 11 DOM
10. 2026-06-07
    pricedays on market $35,000 Active 10 DOM
11. 2026-06-03
    days on market $40,000 Active 6 DOM
12. 2026-06-02
    days on market $40,000 Active 5 DOM
13. 2026-06-01
    days on market $40,000 Active 4 DOM
14. 2026-05-31
    days on market $40,000 Active 3 DOM
15. 2026-05-30
    days on market $40,000 Active 2 DOM
16. 2026-05-28
    listed $40,000 Active
17. 2006-08-04
    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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,540
• − Mortgage interest: −$1,905
• − Property taxes: −$824
• − Insurance: −$170
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$989
• Taxable income: $9,166
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $6,944/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: Abernathy ISD
• NCES district ID: 4807410
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,776
• Composite: 39.87/100
• National rank: #3862
• State rank: #242 of 826 in TX

Livability — Abernathy

• Score: 77/100
• State rank: #88
• US rank: #3080

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abernathy, TX
• Population (ZIP): 3,533

Population outlook (Hale County) Hauer SSP2

• Today (2025): 30,851 people
• By 2030: 29,158 · -5.5%
• By 2040: 25,681 · -16.8%
• By 2050: 22,420 · -27.3%
• By 2075: 15,857 · -48.6%
• By 2100: 10,500 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 42% Two or more races 8% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 20% Other Indo-European 1%

Political lean MEDSL · Hale

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -44.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.1 2016: R+48.4 2012: R+47.8 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.13%
• Current HPI: 244.4163
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-28 Listed $40,000 NTREIS
• 2006-08-04 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $824 · +7.2% YoY. Source: county tax records.