1517 Griggs St · Abilene, TX 79602

$175,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 5 Days on market

Built 1948 9,496 sqft lot $155/sqft · 25% below area Est $233k · 25% 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

Two bedroom and two full bath single family home.

Key facts

• Open concept living
• Recessed lighting
• Functional layout

Tags

• FULLY REMODELED INTERIOR
• OPEN CONCEPT LIVING
• RECESSED LIGHTING
• TANKLESS WATER HEATER
• MINI SPLIT SYSTEMS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Possession at closing/funding; Listing is Active Under Contract
• Financial info: Listing eligible for Cash, Conventional, FHA, and VA financing; Second mortgage: none
• HOA & community: No HOA / association

Exterior

• Parking: No garage; No covered or carport spaces
• Utilities: City water; City sewer; Electricity available; Cable available; Phone available; Curbs
• Home design: Single-family residence; Residential property; One story; Built in 1948; Subdivision: Biggers Sub
• Construction: Siding exterior; Shingle roof; Year built 1948
• Exterior features: Covered patio/porch; Fenced yard (back yard, front yard, wood, chain link, block, barbed wire); Cleared lot with few trees; Large backyard with grass

Interior

• Kitchen: Electric range; Refrigerator; Granite counters
• Bedrooms: 3 bedrooms (primary bedroom on main level, approx. 12 x 10)
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Other heating; Other cooling
• Interior features: Cable TV available; Decorative lighting; Granite counters; High-speed internet available; One living area; One dining area; One level
• Laundry & utility: High-speed internet available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 13.7% vs local median 6.7% 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: 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: Thomas El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 414 students, 75% FRL) — zoned schools average 75% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 33% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1948 — 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: 1.65% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.38%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $233,233
• List price: $175,000
• Delta: -24.97%
• 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
1517 Griggs St	0.00mi	3/2.0	1,128 (0%)	1mo	$175,000	$155	100
1831 Bandolero Rd	0.37mi	3/2.0	1,250 (+11%)	2mo	$247,000	$198	63
434 Waterloo Dr	0.45mi	3/2.0	1,217 (+8%)	4mo	$235,000	$193	62
343 Waterloo	0.48mi	3/2.0	1,221 (+8%)	2mo	$234,900	$192	62
411 Waterloo	0.47mi	3/2.0	1,221 (+8%)	3mo	$234,900	$192	62
399 Waterloo	0.47mi	3/2.0	1,221 (+8%)	3mo	$234,900	$192	62
349 Waterloo	0.49mi	3/2.0	1,221 (+8%)	2mo	$234,900	$192	61
405 Waterloo	0.48mi	3/2.0	1,221 (+8%)	3mo	$234,900	$192	61
417 Waterloo Dr	0.47mi	3/2.0	1,221 (+8%)	4mo	$234,900	$192	61
423 Waterloo Dr	0.47mi	3/2.0	1,221 (+8%)	4mo	$235,000	$192	61
1829 Sweetwater Ln	0.40mi	3/2.0	1,257 (+11%)	2mo	$252,000	$200	60
400 Gunsight Rdg	0.36mi	3/2.0	1,292 (+14%)	1mo	$249,900	$193	58

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: 25.7%
• Equity multiple: 2.13×
• Total profit: $55,517
• Equity at exit: $26,093

10-year hold

• IRR: 36.3%
• Equity multiple: 5.21×
• Total profit: $206,130
• Equity at exit: $15,131

Cash invested: $49,000 (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: 370
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,880 high
• Mortgage (P&I): −$918
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $1,077

Break-even live

Break-even rent $1,517

Max offer price $175,000

Occupancy floor 58%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	13d	1	0.28mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	0.98mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	0.98mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	1.03mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	1.13mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.13mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.13mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	13d	1	1.32mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.48mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	44d	1	1.48mi

Listing history 20 events

1. 2026-05-11
   status Pending 704-char remark
2. 2026-05-09
   historical Active Option Contract 704-char remark
3. 2026-05-06
   listed $175,000 Active 704-char remark
4. 2025-12-30
   soldstatus
5. 2025-09-22
   soldstatus
6. 2025-09-18
   soldstatus Closed 49-char remark

   Show marketing remark (49 chars)

   Two bedroom and two full bath single family home.

7. 2025-08-22
   status Pending 49-char remark

   Show marketing remark (49 chars)

   Two bedroom and two full bath single family home.

8. 2025-08-15
   price $69,900 49-char remark

   Show marketing remark (49 chars)

   Two bedroom and two full bath single family home.

9. 2025-08-03
   price $74,900 49-char remark

   Show marketing remark (49 chars)

   Two bedroom and two full bath single family home.

10. 2025-07-14
    price $79,900 49-char remark

    Show marketing remark (49 chars)

    Two bedroom and two full bath single family home.

11. 2025-07-05
    price $89,900 49-char remark

    Show marketing remark (49 chars)

    Two bedroom and two full bath single family home.

12. 2025-06-16
    listed $99,900 Active 49-char remark

    Show marketing remark (49 chars)

    Two bedroom and two full bath single family home.

13. 2022-10-28
    soldstatus Closed

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

14. 2022-10-28
    soldstatus

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

15. 2022-10-06
    status Pending

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

16. 2022-09-27
    price $110,250

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

17. 2022-09-27
    historical Active Option Contract

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

18. 2022-09-08
    price $108,000

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

19. 2022-08-16
    price $135,000

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

20. 2022-08-01
    listed $145,000 Active

    Show marketing remark (395 chars)

    Many extras for the price, come take a look. Well cared for 2 bedroom and 2 bath home plus a bonus room. The bonus room could be used for a living area, office, or bedroom. Put your touches on this cute home. A workshop is in the backyard with electric. The seller also owns the vacant lot north of the house. The vacant lot is listed separately. Buyer to verify measurements and schools.

ⓘ 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: $2,491 · $208/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$711/yr (+$59/mo · 28.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $34,566
• − Mortgage interest: −$9,803
• − Property taxes: −$2,491
• − Insurance: −$875
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$5,091
• Taxable income: $10,775
• Est. tax owed @ 24.0%: −$2,586
• After-tax cash flow: $10,342/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

+20.7% since first listed

21 events — show timeline

• 2026-06-02 Sold (MLS) — NTREIS
• 2026-05-11 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-05-06 Listed $175,000 NTREIS
• 2025-12-30 Sold (Public Records) — Public Records
• 2025-09-22 Sold (Public Records) — Public Records
• 2025-09-18 Sold (MLS) — NTREIS
• 2025-08-22 Pending — NTREIS
• 2025-08-15 Price Changed $69,900 NTREIS
• 2025-08-03 Price Changed $74,900 NTREIS
• 2025-07-14 Price Changed $79,900 NTREIS
• 2025-07-05 Price Changed $89,900 NTREIS
• 2025-06-16 Listed $99,900 NTREIS
• 2022-10-28 Sold (Public Records) — Public Records
• 2022-10-28 Sold (MLS) — NTREIS
• 2022-10-06 Pending — NTREIS
• 2022-09-27 Price Changed $110,250 NTREIS
• 2022-09-27 Contingent — NTREIS
• 2022-09-08 Price Changed $108,000 NTREIS
• 2022-08-16 Price Changed $135,000 NTREIS
• 2022-08-01 Listed $145,000 NTREIS

Property tax history

+16.0%/yr

Latest (2025): $2,491 · +1.3% YoY. Source: county tax records.