2417 S 35th St · Abilene, TX 79605

$235,000

3 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 15 Days on market

Built 1958 0.31 ac lot $137/sqft · 14% above area Est $207k · 14% over

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Why this score? — see what drove the D 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 +16.0/30.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large rooms and plenty of potential in grandmother's home. Updated central heat & air. Spacious landscaped yard. Oversized garage with breezeway. Walk to Jackson, Madison or Cooper! Priced below market for quick As-Is sale.

Key facts

• Brick fireplace
• Gas logs
• Fenced yard

Tags

• DOUBLE OVENS
• BRICK FIREPLACE
• GAS LOGS
• FENCED YARD
• MATURE SHADE TREES

Property features AI

Finance

• Other: Washer, dryer and refrigerator excluded from sale
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Driveway; Attached garage with 2-car single door (garage faces front); 1 covered garage space and 1 carport space
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Brick construction; Shingle roof; Slab foundation
• Construction: Built in 1958; Brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered front porch; Covered patio; Private, landscaped yard; Large grassy backyard; Gutters; Wood privacy fencing (back yard)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Pantry; Gas water heater
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bathroom and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating option; Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Decorative lighting; Pantry; High-speed internet available; Window coverings
• Laundry & utility: Washer hook-up; Dryer hook-up (electric); Full-size washer/dryer area; Laundry located in kitchen

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 $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (5.0% below list).
• Recommended offer: $223k (5.0% below list) — sets the bar for 1% rule.

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 (+32.1%/yr); 109 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($63k/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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,232 (5.0% below list)

Questions for the listing agent

1. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $206,876
• List price: $235,000
• Delta: 13.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 S 38th St	0.21mi	3/2.0	1,686 (-2%)	2mo	$189,900	$113	86
2410 S 38th St	0.18mi	3/2.0	1,763 (+3%)	5mo	$239,900	$136	83
2618 S 38th St	0.19mi	3/2.0	1,625 (-5%)	1mo	$256,000	$158	81
3526 Rhonni Ct	0.39mi	3/2.0	1,712 (-0%)	6mo	$310,000	$181	76
1949 Chimneywood Ct	0.38mi	3/2.0	1,617 (-6%)	0mo	$275,000	$170	73
1925 Davids Ct	0.40mi	3/2.0	1,785 (+4%)	6mo	$240,000	$134	69
2833 Shepherd St	0.71mi	3/2.0	1,704 (-0%)	0mo	$239,900	$141	66
3134 Vine St	0.54mi	3/2.0	1,570 (-8%)	4mo	$249,900	$159	58
2634 Robertson Dr	0.73mi	3/2.0	1,644 (-4%)	2mo	$235,000	$143	57
2502 Marshall St	0.74mi	3/3.0	1,763 (+3%)	2mo	$269,900	$153	55
2810 Robertson Dr	0.71mi	3/2.0	1,651 (-4%)	8mo	$192,000	$116	54
3310 Ivanhoe Ln	0.74mi	3/2.5	1,904 (+11%)	2mo	$269,000	$141	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: -7.4%
• Equity multiple: 0.71×
• Total profit: $-18,909
• Equity at exit: $35,039

10-year hold

• IRR: 7.7%
• Equity multiple: 1.71×
• Total profit: $46,858
• 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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $115

Break-even live

Break-even rent $2,087

Max offer price $235,000

Occupancy floor 90%

Sensitivity live

Price	-10% $248	-5% $182	+0% $115	+5% $48	+10% $-18
Rent	-10% $-61	-5% $27	+0% $115	+5% $203	+10% $291
Rate	-1.0pp $233	-0.5pp $175	base $115	+0.5pp $54	+1.0pp $-8

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	22d	1	0.37mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	22d	1	0.38mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	22d	1	0.87mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	1.01mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	1.05mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	22d	1	1.11mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.17mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	8d	1	1.43mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.44mi
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	14d	1	1.47mi

Listing history 6 events

1. 2026-05-18
   historical Active Option Contract 1069-char remark
2. 2026-05-12
   listed $235,000 Active 1069-char remark
3. 2009-09-21
   soldstatus
4. 2009-09-18
   soldstatus 230-char remark

   Show marketing remark (230 chars)

   Large rooms and plenty of potential in grandmother's home. Updated central heat & air. Spacious landscaped yard. Oversized garage with breezeway. Walk to Jackson, Madison or Cooper! Priced below market for quick As-Is sale.

5. 2009-08-18
   historical 230-char remark

   Show marketing remark (230 chars)

   Large rooms and plenty of potential in grandmother's home. Updated central heat & air. Spacious landscaped yard. Oversized garage with breezeway. Walk to Jackson, Madison or Cooper! Priced below market for quick As-Is sale.

6. 2009-06-01
   listed $94,500 230-char remark

   Show marketing remark (230 chars)

   Large rooms and plenty of potential in grandmother's home. Updated central heat & air. Spacious landscaped yard. Oversized garage with breezeway. Walk to Jackson, Madison or Cooper! Priced below market for quick As-Is sale.

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$482/yr (+$40/mo · 12.6%)

ⓘ 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 3/10 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: $26,788
• − Mortgage interest: −$13,164
• − Property taxes: −$3,819
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$6,836
• Taxable loss: −$2,492
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,978/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+148.7% since first listed

8 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-29 Relisted — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-12 Listed $235,000 NTREIS
• 2009-09-21 Sold (Public Records) — Public Records
• 2009-09-18 Sold (MLS) — NTREIS
• 2009-08-18 Listing Removed — NTREIS
• 2009-06-01 Listed $94,500 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $3,819 · +3.0% YoY. Source: county tax records.