2310 Minter Ln · Abilene, TX 79603

$165,000

4 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1961 7,275 sqft lot $127/sqft · at area comps Est $159k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +5.9/15.0
• 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

Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

Key facts

• 7,275 sq ft lot
• Garage
• Built 1961

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Covered parking space; Attached garage with a single 2-car-style door (1 garage space; garage faces front)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One-story; Preowned (built in 1961)
• Construction: Brick construction; Composition roof; Slab foundation; Year built 1961
• Exterior features: Private yard; Patio; Large grass backyard; Grassed vegetation

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Refrigerator
• Bedrooms: Four bedrooms on the main level; Primary bedroom on the main level with ensuite bath and walk-in closet; Additional bedrooms on the main level (10 x 10; 12 x 10; 14 x 9)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom; Two total bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric components for cooling
• Interior features: Open floorplan; High-speed internet available; Walk-in closets; Window coverings; One living area; One dining area; Five total rooms; One-level layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.6% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,238/mo this rent would consume 50% of the median local household income ($54k/yr) (locally 662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

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: 1.36% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (median comp): $159,442
• List price: $165,000
• Delta: 3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Minter Ln	0.00mi	4/1.5	1,300 (0%)	0mo	$165,000	$127	100
2333 Bel Air Dr	0.04mi	3/1.0 (-1)	1,354 (+4%)	1mo	$185,000	$137	83
2473 Marsalis Dr	0.27mi	3/2.0 (-1)	1,270 (-2%)	2mo	$120,000	$94	75
1448 Glenhaven Dr	0.63mi	3/1.5 (-1)	1,272 (-2%)	1mo	$199,900	$157	61
3271 Sherry Ln	0.25mi	3/2.5 (-1)	1,476 (+14%)	1mo	$189,700	$129	56
2489 Marsalis Dr	0.28mi	3/2.5 (-1)	1,138 (-12%)	2mo	$180,000	$158	56
1773 Westview Dr	0.49mi	3/1.0 (-1)	1,418 (+9%)	0mo	$189,900	$134	55
1950 Burger St	0.69mi	3/2.0 (-1)	1,266 (-3%)	2mo	$140,000	$111	55
1461 Glenhaven Dr	0.62mi	3/1.5 (-1)	1,210 (-7%)	2mo	$129,900	$107	53
1757 Briarwood St	0.55mi	3/1.0 (-1)	1,184 (-9%)	0mo	$70,000	$59	52
1702 Rosewood Dr	0.50mi	3/2.0 (-1)	1,468 (+13%)	2mo	$201,000	$137	46
1700 Westview Dr	0.51mi	3/1.0 (-1)	1,116 (-14%)	0mo	$189,900	$170	46

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: 11.8%
• Equity multiple: 1.50×
• Total profit: $22,963
• Equity at exit: $24,602

10-year hold

• IRR: 24.5%
• Equity multiple: 3.66×
• Total profit: $122,749
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$865
• Tax from tax record: −$240 /mo · $2,884/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $594

Break-even live

Break-even rent $1,487

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $687	-5% $640	+0% $594	+5% $547	+10% $500
Rent	-10% $417	-5% $505	+0% $594	+5% $682	+10% $771
Rate	-1.0pp $677	-0.5pp $636	base $594	+0.5pp $551	+1.0pp $508

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	14d	1	0.21mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	14d	1	0.29mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.47mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.58mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.92mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	1.26mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.37mi

Listing history 11 events

1. 2026-05-15
   listed $165,000 Active 527-char remark
2. 2024-08-03
   historical $1,395
3. 2024-07-31
   listed $1,395
4. 2020-02-19
   soldstatus Sold 163-char remark

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

5. 2020-02-19
   soldstatus

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

6. 2020-02-06
   status Pending 163-char remark

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

7. 2020-01-25
   historical Active Option Contract 163-char remark

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

8. 2020-01-20
   status Active 163-char remark

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

9. 2020-01-13
   historical Active Option Contract 163-char remark

   Show marketing remark (163 chars)

   Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

10. 2020-01-09
    listed $82,500 Active 163-char remark

    Show marketing remark (163 chars)

    Roof replaced end of 2019, updates include paint, carpet,doors, laminate floors and barn door into laundry room. 4 bedroom 1.5 baths, Close to elementary school.

11. 1999-09-17
    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: $2,884 · $240/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$135/yr (+$11/mo · 4.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $26,858
• − Mortgage interest: −$9,243
• − Property taxes: −$2,884
• − Insurance: −$825
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$4,800
• Taxable income: $4,809
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $5,971/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

+100.0% since first listed

12 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-05-15 Listed $165,000 NTREIS
• 2024-08-03 Rental Removed $1,395 NTREIS
• 2024-07-31 Listed for Rent $1,395 NTREIS
• 2020-02-19 Sold (Public Records) — Public Records
• 2020-02-19 Sold (MLS) — NTREIS
• 2020-02-06 Pending — NTREIS
• 2020-01-25 Contingent — NTREIS
• 2020-01-20 Relisted — NTREIS
• 2020-01-13 Contingent — NTREIS
• 2020-01-09 Listed $82,500 NTREIS
• 1999-09-17 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,884 · +8.4% YoY. Source: county tax records.