1209 Park Ave · Abilene, TX 79603

$95,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 63 Days on market

Built 1949 7,231 sqft lot $109/sqft · 20% below area Est $119k · 20% 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

Charming and full of character, this 2-bedroom, 1-bath home at 1209 Park Ave in Abilene offers comfort, convenience, and timeless appeal. Inside, you’ll find a thoughtfully laid-out floor plan with cozy living spaces, abundant natural light, and a warm, livable feel throughout. The bedrooms are comfortably sized, offering flexibility for rest, work, or hobbies, while the bathroom is well-appointed and functional. Conveniently located near local shops, dining, and schools, this home is a great opportunity for first-time buyers, downsizers, or investors looking for a solid property in a well-established neighborhood. Don’t miss your chance to own this inviting Abilene gem—schedule your showing today!

Key facts

• 7,231 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: 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 (+40.2%/yr); 86 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1949 — 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $119,228
• List price: $95,000
• Delta: -20.32%
• 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
1249 Park Ave	0.05mi	2/1.0	868 (0%)	9mo	$110,000	$127	90
1326 Westmoreland St	0.16mi	2/1.0	816 (-6%)	9mo	$135,000	$165	76
702 Westmoreland St	0.46mi	3/1.0 (+1)	878 (+1%)	8mo	$99,000	$113	65
1433 Park Ave	0.18mi	3/1.0 (+1)	967 (+11%)	5mo	$129,900	$134	64
1525 Shelton St	0.34mi	2/1.0	920 (+6%)	14mo	$110,000	$120	63
1217 Green St	0.24mi	2/1.0	980 (+13%)	9mo	$120,000	$122	59
1502 Lillius St	0.31mi	2/1.0	954 (+10%)	15mo	$99,900	$105	56
1726 Lillius St	0.46mi	2/1.0	954 (+10%)	8mo	$59,900	$63	55
1465 Shelton St	0.28mi	2/1.0	771 (-11%)	17mo	$112,363	$146	54
1417 Burger St	0.35mi	3/1.0 (+1)	983 (+13%)	4mo	$96,500	$98	53
1434 Shelton St	0.27mi	3/2.0 (+1)	979 (+13%)	7mo	$168,000	$172	51
1625 Briarwood St	0.68mi	3/1.0 (+1)	961 (+11%)	4mo	$159,900	$166	42

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: 10.1%
• Equity multiple: 1.43×
• Total profit: $11,472
• Equity at exit: $14,165

10-year hold

• IRR: 24.3%
• Equity multiple: 3.83×
• Total profit: $75,323
• Equity at exit: $8,214

Cash invested: $26,600 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$498
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $273

Break-even live

Break-even rent $1,389

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $327	-5% $300	+0% $273	+5% $246	+10% $219
Rent	-10% $136	-5% $205	+0% $273	+5% $342	+10% $410
Rate	-1.0pp $321	-0.5pp $297	base $273	+0.5pp $249	+1.0pp $224

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	14d	1	0.23mi
2812 Russell Ave Abilene, TX	2.0	1.0	604	$1,395	$2.31	21d	1	1.07mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	14d	1	1.23mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	14d	1	1.30mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	14d	1	1.35mi
2410 N Willis St Abilene, TX	1.0	1.0	645	$1,100	$1.71	14d	1	1.40mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	44d	1	1.40mi

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 63 DOM
2. 2026-06-18
   days on market $95,000 Active 62 DOM
3. 2026-06-17
   days on market $95,000 Active 61 DOM
4. 2026-06-16
   days on market $95,000 Active 60 DOM
5. 2026-06-15
   days on market $95,000 Active 59 DOM
6. 2026-06-14
   days on market $95,000 Active 57 DOM
7. 2026-06-13
   days on market $95,000 Active 56 DOM
8. 2026-06-10
   days on market $95,000 Active 54 DOM
9. 2026-06-09
   days on market $95,000 Active 53 DOM
10. 2026-06-08
    days on market $95,000 Active 52 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    days on market $95,000 Active 51 DOM
13. 2026-06-03
    days on market $95,000 Active 47 DOM
14. 2026-06-02
    days on market $95,000 Active 46 DOM
15. 2026-06-01
    days on market $95,000 Active 45 DOM
16. 2026-05-31
    days on market $95,000 Active 44 DOM
17. 2026-05-30
    days on market $95,000 Active 43 DOM
18. 2026-05-13
    historical Active Option Contract 728-char remark

    Show marketing remark (728 chars)

    Charming and full of character, this 2-bedroom, 1-bath home at 1209 Park Ave in Abilene offers comfort, convenience, and timeless appeal. Inside, you’ll find a thoughtfully laid-out floor plan with cozy living spaces, abundant natural light, and a warm, livable feel throughout. The bedrooms are comfortably sized, offering flexibility for rest, work, or hobbies, while the bathroom is well-appointed and functional. Conveniently located near local shops, dining, and schools, this home is a great opportunity for first-time buyers, downsizers, or investors looking for a solid property in a well-established neighborhood. Don’t miss your chance to own this inviting Abilene gem—schedule your showing today!

19. 2026-04-17
    listed $95,000 Active 728-char remark

    Show marketing remark (728 chars)

    Charming and full of character, this 2-bedroom, 1-bath home at 1209 Park Ave in Abilene offers comfort, convenience, and timeless appeal. Inside, you’ll find a thoughtfully laid-out floor plan with cozy living spaces, abundant natural light, and a warm, livable feel throughout. The bedrooms are comfortably sized, offering flexibility for rest, work, or hobbies, while the bathroom is well-appointed and functional. Conveniently located near local shops, dining, and schools, this home is a great opportunity for first-time buyers, downsizers, or investors looking for a solid property in a well-established neighborhood. Don’t miss your chance to own this inviting Abilene gem—schedule your showing today!

20. 1989-06-28
    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: $1,592 · $133/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$147/yr (+$12/mo · 9.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $20,813
• − Mortgage interest: −$5,321
• − Property taxes: −$1,592
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$2,764
• Taxable income: $2,213
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,748/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

3 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-04-17 Listed $95,000 NTREIS
• 1989-06-28 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,592 · +18.2% YoY. Source: county tax records.