2001 S 20th St · Abilene, TX 79602

$245,000

3 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 19 Days on market

Built 1926 0.55 ac lot Est $219k · 12% over

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Agent Owned - This beautifully maintained brick home offers great curb appeal, a spacious layout, and an oversized lot in a convenient location. Offering 3 bedrooms and 2 bathrooms, this home features a bright, airy feel with abundant natural light, fresh paint, updated windows, cabinetry, fixtures and durable luxury vinyl plank flooring throughout for easy maintenance and a clean, modern look. The spacious living room flows seamlessly into the dining area, creating the perfect space for everyday living and entertaining. The kitchen is both stylish and functional, featuring stainless steel appliances, granite countertops, and a beautiful tile backsplash that adds a touch of elegance. Just o

Key facts

• Updated windows
• Brick home
• Oversized lot

Tags

• BRICK HOME
• OVERSIZED LOT
• UPDATED WINDOWS
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Gravel parking areas; Garage faces front; Covered parking for 2 vehicles; 2-car garage
• Security: Smoke detectors
• Utilities: City water; City sewer; Curbs; Overhead utilities; Located in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built in 1926
• Exterior features: Covered front and rear porches; Covered porch(es); Storage; Back yard fencing with chain link and wood privacy sections; Large backyard with grass and many trees; Workshop with electric

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Granite counters
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air; Ceiling fans
• Interior features: Built-in features; Cable TV available; Granite counters; High-speed internet available; One living area; One dining area; One-level home
• Laundry & utility: Utility room; Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.8% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 11 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).
• This rent runs 34% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.04% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $219,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 S 20th St	0.06mi	3/2.0	1,448 (-12%)	1mo	$199,900	$138	73
2302 Vine St	0.26mi	3/2.0	1,524 (-7%)	6mo	$229,000	$150	68
1457 S 18th St	0.34mi	3/1.0	1,454 (-11%)	5mo	$177,490	$122	62
2926 S 23rd St	0.70mi	4/1.0 (+1)	1,624 (-1%)	0mo	$189,900	$117	61
1726 Palm St	0.43mi	4/2.0 (+1)	1,716 (+5%)	3mo	$65,000	$38	60
1326 Ross Ave	0.71mi	3/2.0	1,713 (+5%)	4mo	$229,900	$134	52
1841 Sycamore St	0.64mi	3/2.0	1,778 (+8%)	1mo	$219,900	$124	51
2502 Marshall St	0.68mi	3/3.0	1,763 (+8%)	2mo	$269,900	$153	46
1441 Peach St	0.56mi	3/2.0	1,420 (-13%)	4mo	$180,000	$127	45
1325 Highland Ave	0.67mi	2/1.0 (-1)	1,488 (-9%)	5mo	$227,000	$153	44
2701 S 27th St	0.71mi	3/2.0	1,440 (-12%)	1mo	$165,000	$115	42
1626 Sycamore St	0.68mi	3/2.0	1,470 (-10%)	7mo	$225,000	$153	41

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $3,184
• Equity at exit: $36,530

10-year hold

• IRR: 15.0%
• Equity multiple: 2.49×
• Total profit: $101,885
• Equity at exit: $21,183

Cash invested: $68,600 (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: 374
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $462

Break-even live

Break-even rent $1,967

Max offer price $245,000

Occupancy floor 77%

Sensitivity live

Price	-10% $601	-5% $532	+0% $462	+5% $393	+10% $324
Rent	-10% $261	-5% $361	+0% $462	+5% $563	+10% $664
Rate	-1.0pp $586	-0.5pp $525	base $462	+0.5pp $399	+1.0pp $334

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	23d	1	0.35mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	46d	1	0.48mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	15d	1	0.54mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	15d	1	0.83mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	23d	1	0.86mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	46d	1	0.95mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	23d	1	1.07mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	23d	1	1.14mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	23d	1	1.22mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	46d	1	1.33mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	23d	1	1.42mi

Listing history 14 events

1. 2026-06-22
   days on market $245,000 Active 19 DOM
2. 2026-06-19
   days on market $245,000 Active 17 DOM
3. 2026-06-18
   days on market $245,000 Active 16 DOM
4. 2026-06-17
   days on market $245,000 Active 15 DOM
5. 2026-06-16
   statusdays on market $245,000 Active 14 DOM
6. 2026-06-15
   days on market $245,000 Active Option Contract 13 DOM
7. 2026-06-14
   days on market $245,000 Active Option Contract 11 DOM
8. 2026-06-13
   days on market $245,000 Active Option Contract 10 DOM
9. 2026-06-10
   days on market $245,000 Active Option Contract 8 DOM
10. 2026-06-09
    days on market $245,000 Active Option Contract 7 DOM
11. 2026-06-08
    days on market $245,000 Active Option Contract 6 DOM
12. 2026-06-07
    statusdays on market $245,000 Active Option Contract 5 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $245,000 Active 1 DOM

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$2,478/yr (+$206/mo · 123.5%)

ⓘ 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 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: $30,628
• − Mortgage interest: −$13,724
• − Property taxes: −$2,006
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$7,127
• Taxable income: $1,645
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $5,152/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

1 event — show timeline

• 2026-06-02 Listed $245,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $2,006 · +13.0% YoY. Source: county tax records.