2702 Susan St · Abilene, TX 79606

$235,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily public records · 18 Days on market

Built 1961 7,231 sqft lot Est $241k · at est.

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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 +23.0/30.0
• ARV discount +8.6/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• 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

Back on the market!! Updated and well maintained, 3 bedroom 2 bath home with additional living area or man cave. Large 24x24 SHOP with electric, heat, gas line, roll up doors and air compressor. Large laundry room, granite, and energy efficient. Great back yard with covered patio, shade trees, nice landscaping and cedar fencing. double carport with alley access and attached garage.

Key facts

• Storage building
• Bonus room
• Fire pit area

Tags

• FENCED BACKYARD
• FIRE PIT AREA
• STORAGE BUILDING
• IMPRESSIVE WORKSHOP
• OPEN LIVING AREA
• BONUS ROOM

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing conditions
• Financial info: Listing accepted financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Carport; Detached carport; Driveway; Covered parking for 3 vehicles; 2 carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1961; One story
• Construction: Composition roof; Slab foundation
• Exterior features: Wood fencing; Lot under 0.5 acre (approximately 0.166 acres); Subdivision: Buffalo Gap Road Estates

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Open floorplan; Two living areas; One dining area; One-level layout; Room count: 3
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.7% 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: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($79k/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 $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 5 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

• 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.15% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $240,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2634 Robertson Dr	0.08mi	3/2.0	1,644 (+8%)	2mo	$235,000	$143	81
12 High Life Cir	0.31mi	3/2.0	1,550 (+2%)	4mo	$279,000	$180	80
2618 Button Willow Ave	0.53mi	3/2.0	1,551 (+2%)	1mo	$190,000	$123	71
4317 Hearthstone Ct	0.72mi	3/2.0	1,540 (+1%)	1mo	$265,000	$172	64
4633 Plover Ln	0.74mi	3/2.0	1,498 (-2%)	3mo	$174,900	$117	60
2618 S 38th St	0.62mi	3/2.0	1,625 (+7%)	1mo	$256,000	$158	59
3034 Broken Bough Trl	0.68mi	3/2.0	1,595 (+5%)	2mo	$299,900	$188	59
2409 S 38th St	0.62mi	3/2.0	1,686 (+11%)	2mo	$189,900	$113	52
3153 Curry Ln	0.70mi	2/2.0 (-1)	1,450 (-5%)	4mo	$225,000	$155	51
2926 Button Willow Pkwy	0.68mi	3/2.0	1,350 (-12%)	3mo	$215,000	$159	47
4701 Circle Nineteen	0.69mi	3/2.0	1,739 (+14%)	2mo	$330,000	$190	43
2302 S 38th St	0.66mi	4/1.5 (+1)	1,313 (-14%)	0mo	$175,000	$133	39

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,872
• Equity at exit: $35,039

10-year hold

• IRR: 15.4%
• Equity multiple: 2.55×
• Total profit: $102,216
• Equity at exit: $20,319

Cash invested: $65,800 (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 79606

• Rents YoY: 40.7%
• Active inventory: 288
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$392 /mo · $4,704/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $417

Break-even live

Break-even rent $2,180

Max offer price $235,000

Occupancy floor 80%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	43d	1	0.24mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	0.47mi
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	13d	1	0.65mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	7d	1	0.72mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	43d	1	1.07mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	1.21mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	4d	1	1.31mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	21d	1	1.33mi

Listing history 15 events

1. 2026-06-19
   days on market $235,000 Active 18 DOM
2. 2026-06-18
   status $235,000 Active 17 DOM
3. 2026-06-18
   days on market $235,000 Active Option Contract 17 DOM
4. 2026-06-17
   days on market $235,000 Active Option Contract 16 DOM
5. 2026-06-16
   days on market $235,000 Active Option Contract 15 DOM
6. 2026-06-15
   days on market $235,000 Active Option Contract 14 DOM
7. 2026-06-14
   days on market $235,000 Active Option Contract 12 DOM
8. 2026-06-13
   days on market $235,000 Active Option Contract 11 DOM
9. 2026-06-10
   days on market $235,000 Active Option Contract 9 DOM
10. 2026-06-09
    days on market $235,000 Active Option Contract 8 DOM
11. 2026-06-08
    days on market $235,000 Active Option Contract 7 DOM
12. 2026-06-07
    statusdays on market $235,000 Active Option Contract 6 DOM
13. 2026-06-03
    days on market $235,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $235,000 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: $4,704 · $392/mo
• Projected year-2 tax: $4,704 · $392/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $32,492
• − Mortgage interest: −$13,164
• − Property taxes: −$4,704
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$6,836
• Taxable income: $1,414
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $4,661/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): 29,182
• Household income: $79,196
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1181.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 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: ▼ -167.33%
• Current HPI: 179.2555
• Rent YoY: ▲ 40.73%
• 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

+194.1% since first listed

26 events — show timeline

• 2026-06-01 Listed $235,000 NTREIS
• 2022-04-21 Sold (Public Records) — Public Records
• 2022-04-20 Sold (MLS) — NTREIS
• 2022-04-11 Pending — NTREIS
• 2022-03-29 Contingent — NTREIS
• 2022-03-24 Relisted — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-28 Pending — NTREIS
• 2022-02-15 Contingent — NTREIS
• 2022-02-11 Listed $199,000 NTREIS
• 2018-02-02 Sold (Public Records) — Public Records
• 2018-02-01 Sold (MLS) — NTREIS
• 2017-12-21 Pending — NTREIS
• 2017-12-15 Contingent — NTREIS
• 2017-12-02 Price Changed $145,000 NTREIS
• 2017-11-13 Price Changed $149,900 NTREIS
• 2017-10-25 Price Changed $154,900 NTREIS
• 2017-10-09 Price Changed $159,900 NTREIS
• 2017-09-22 Price Changed $164,500 NTREIS
• 2017-09-05 Listed $169,000 NTREIS
• 2008-07-18 Sold (Public Records) — Public Records
• 2007-08-30 Sold (Public Records) — Public Records
• 2007-08-27 Sold (MLS) — NTREIS
• 2007-08-06 Listing Removed — NTREIS
• 2007-07-31 Listed $79,900 NTREIS
• 1994-07-11 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,704 · -0.4% YoY. Source: county tax records.