3189 Hunt St · Abilene, TX 79605

$170,000

2 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 4 Days on market

Built 1951 8,494 sqft lot Est $178k · 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 +21.8/30.0
• ARV discount +9.6/15.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• 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

NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

Key facts

• Pantry option
• Stone backsplash
• Corner cabinet

Tags

• GRANITE COUNTER TOPS
• STONE BACKSPLASH
• CORNER CABINET
• CONCEALED UTILITY SPACE
• LAUNDRY HOOKUPS
• PANTRY OPTION

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Property is in a flood plain
• HOA & community: No association

Exterior

• Parking: Covered carport (2 spaces); Driveway
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single family residence; One story; Residential property; Built in 1951; Not attached to other properties; Located in the Southwest Park subdivision
• Construction: Siding construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Front porch; Deck; Private yard; Storage shed(s); Landscaped; Grassed vegetation; Corner lot

Interior

• Kitchen: Dishwasher; Gas range; Pantry; Eat-in kitchen layout
• Bedrooms: Primary bedroom (level 1) with dimensions 13 x 11; Bedroom (level 1) with cedar closet, dimensions 13 x 11; Bedroom (level 1) with walk-in closet, dimensions 15 x 10; Total of 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Decorative lighting; Cable TV available; High speed internet available; Window coverings; One living area; One dining area; Total room count: 4
• Laundry & utility: Washer hookup; Electric dryer hookup; Stacked washer/dryer area; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.7% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $142k (16.7% below list) — sets the bar for cash-flow.

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 (+32.1%/yr); 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 37% 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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: flood insurance adds $427/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,538 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $178,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3134 S 21st St	0.35mi	2/1.0	1,212 (-2%)	1mo	$199,999	$165	80
1909 Matador St	0.34mi	2/1.0	1,250 (+1%)	4mo	$179,900	$144	79
1718 Marshall St	0.40mi	2/1.0	1,216 (-2%)	2mo	$173,000	$142	77
1974 Woodard St	0.31mi	2/1.0	1,308 (+6%)	3mo	$69,900	$53	74
3049 S 19th St	0.24mi	2/1.0	1,080 (-13%)	0mo	$149,900	$139	67
1725 Woodard St	0.24mi	3/1.0 (+1)	1,110 (-10%)	3mo	$164,500	$148	64
1010 Albany	0.70mi	2/1.0	1,267 (+2%)	2mo	$215,000	$170	61
1801 Sewell St	0.37mi	2/1.0	1,100 (-11%)	5mo	$175,000	$159	60
2057 Barrow St	0.38mi	3/1.0 (+1)	1,374 (+11%)	1mo	$169,900	$124	58
1333 Portland Ave	0.59mi	2/1.0	1,149 (-7%)	4mo	$140,000	$122	57
1142 Matador St	0.60mi	3/2.0 (+1)	1,165 (-6%)	2mo	$65,000	$56	52
2641 Raintree Cir	0.73mi	3/2.0 (+1)	1,322 (+7%)	2mo	$225,000	$170	44

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: -15.1%
• Equity multiple: 0.43×
• Total profit: $-27,354
• Equity at exit: $25,348

10-year hold

• IRR: 2.3%
• Equity multiple: 1.22×
• Total profit: $10,388
• Equity at exit: $14,698

Cash invested: $47,600 (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 79605

• Rents YoY: 32.1%
• Active inventory: 118
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$891
• Tax from tax record: −$285 /mo · $3,420/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-161

Break-even live

Break-even rent $2,119

Max offer price $141,538

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-113	+0% $-161	+5% $-209	+10% $-257
Rent	-10% $-312	-5% $-237	+0% $-161	+5% $-85	+10% $-10
Rate	-1.0pp $-76	-0.5pp $-118	base $-161	+0.5pp $-205	+1.0pp $-250

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	0.03mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	23d	1	0.31mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	0.51mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	0.83mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	45d	1	0.90mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	23d	1	0.93mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	23d	1	0.96mi
2301 Post Oak Rd Unit B Abilene, TX	1.0	1.0	945	$1,995	$2.11	23d	1	0.97mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	1.27mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	1.27mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	15d	1	1.39mi
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	23d	1	1.49mi

Listing history 13 events

1. 2026-06-02
   status $170,000 Pending 4 DOM
2. 2026-06-01
   days on market $170,000 Active 4 DOM
3. 2026-05-31
   days on market $170,000 Active 3 DOM
4. 2026-05-30
   days on market $170,000 Active 2 DOM
5. 2026-05-28
   listed $170,000 Active
6. 2020-03-25
   soldstatus
7. 2020-03-23
   soldstatus Sold 156-char remark

   Show marketing remark (156 chars)

   NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

8. 2020-03-06
   status Pending 156-char remark

   Show marketing remark (156 chars)

   NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

9. 2020-02-26
   historical Active Option Contract 156-char remark

   Show marketing remark (156 chars)

   NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

10. 2020-02-10
    price $112,000 156-char remark

    Show marketing remark (156 chars)

    NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

11. 2020-01-14
    listed $115,000 Active 156-char remark

    Show marketing remark (156 chars)

    NICE CORNER LOT- GREAT RE-DO, REALLY GREAT STARTER HOME. KITCHEN IS NEAT. PLUS STACK WASHER AND DRYER INCLUDED. LOW EXTERIOR MAINTENANCE AND NICE WOOD DECK.

12. 2019-09-12
    soldstatus
13. 1994-09-06
    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: $3,420 · $285/mo
• Projected year-2 tax: $3,420 · $285/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,978
• − Mortgage interest: −$9,523
• − Property taxes: −$3,420
• − Insurance: −$5,968
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$4,945
• Taxable loss: −$4,555
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $-840/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

+47.8% since first listed

9 events — show timeline

• 2026-05-28 Listed $170,000 NTREIS
• 2020-03-25 Sold (Public Records) — Public Records
• 2020-03-23 Sold (MLS) — NTREIS
• 2020-03-06 Pending — NTREIS
• 2020-02-26 Contingent — NTREIS
• 2020-02-10 Price Changed $112,000 NTREIS
• 2020-01-14 Listed $115,000 NTREIS
• 2019-09-12 Sold (Public Records) — Public Records
• 1994-09-06 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,420 · +8.6% YoY. Source: county tax records.