1909 Highland Ave · Abilene, TX 79605

$230,000

None bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 192 Days on market

Built 1938 10,498 sqft lot $181/sqft · 112% above area Est $160k · 44% 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 +18.3/30.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY IS OCCUPIED BY TENANTS. MUST HAVE 24 HOUR NOTICE TO SHOW. NO EXCEPTIONS! There are two units on this property. The front unit is a 3 bed, 2 bath and the back unit is an efficiency unit. The front unit is leased at $1400 per month. The tenant is on a month to month lease. The back unit leases for $750 per month. This tenant's lease expires January 31, 2026. Property is professionally managed by Absolute Real Estate Management. Historical data is available upon request.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1938

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $211k (8.2% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

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 21d 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 40% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1938 — 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $159,900
• List price: $230,000
• Delta: 43.84%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 S 20th St	0.17mi	3/2.0	1,214 (-4%)	2mo	$194,900	$161	79
1749 S 21	0.36mi	2/2.0	1,269 (-0%)	1mo	$219,500	$173	78
1718 Marshall St	0.38mi	2/1.0	1,216 (-4%)	2mo	$173,000	$142	74
2026 S 20th St	0.14mi	3/2.0	1,448 (+14%)	1mo	$199,900	$138	65
2209 Poplar St	0.64mi	4/1.0	1,328 (+5%)	1mo	$145,000	$109	62
1701 S 23rd St	0.49mi	3/2.0	1,188 (-6%)	1mo	$189,000	$159	61
2641 Raintree Cir	0.59mi	3/2.0	1,322 (+4%)	2mo	$225,000	$170	61
3134 S 21st St	0.70mi	2/1.0	1,212 (-5%)	1mo	$199,999	$165	59
2057 Barrow St	0.63mi	3/1.0	1,374 (+8%)	0mo	$169,900	$124	57
1733 Palm St	0.52mi	3/2.0	1,381 (+9%)	0mo	$159,900	$116	56
1110 Amarillo St	0.74mi	3/1.0	1,368 (+8%)	1mo	$119,900	$88	52
2701 S 27th St	0.73mi	3/2.0	1,440 (+13%)	1mo	$165,000	$115	39

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-12,796
• Equity at exit: $34,294

10-year hold

• IRR: 9.4%
• Equity multiple: 1.88×
• Total profit: $56,675
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $210

Break-even live

Break-even rent $1,847

Max offer price $230,000

Occupancy floor 85%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	0.30mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.52mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	0.76mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	0.84mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	0.95mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.96mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	0.99mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	1.20mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	1.20mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.33mi

Listing history 28 events

1. 2026-06-19
   days on market $230,000 Active 192 DOM
2. 2026-06-18
   days on market $230,000 Active 191 DOM
3. 2026-06-17
   days on market $230,000 Active 190 DOM
4. 2026-06-16
   days on market $230,000 Active 189 DOM
5. 2026-06-15
   days on market $230,000 Active 188 DOM
6. 2026-06-14
   days on market $230,000 Active 186 DOM
7. 2026-06-13
   days on market $230,000 Active 185 DOM
8. 2026-06-10
   days on market $230,000 Active 183 DOM
9. 2026-06-09
   days on market $230,000 Active 182 DOM
10. 2026-06-08
    days on market $230,000 Active 181 DOM
11. 2026-06-07
    days on market $230,000 Active 180 DOM
12. 2026-06-03
    days on market $230,000 Active 176 DOM
13. 2026-06-02
    days on market $230,000 Active 175 DOM
14. 2026-06-01
    days on market $230,000 Active 174 DOM
15. 2026-05-31
    days on market $230,000 Active 173 DOM
16. 2026-05-30
    days on market $230,000 Active 172 DOM
17. 2025-12-09
    listed $230,000 Active 483-char remark

    Show marketing remark (483 chars)

    PROPERTY IS OCCUPIED BY TENANTS. MUST HAVE 24 HOUR NOTICE TO SHOW. NO EXCEPTIONS! There are two units on this property. The front unit is a 3 bed, 2 bath and the back unit is an efficiency unit. The front unit is leased at $1400 per month. The tenant is on a month to month lease. The back unit leases for $750 per month. This tenant's lease expires January 31, 2026. Property is professionally managed by Absolute Real Estate Management. Historical data is available upon request.

18. 2025-01-11
    historical $700
19. 2025-01-05
    listed $700
20. 2024-03-16
    historical $1,400
21. 2024-02-08
    price $1,400
22. 2024-01-30
    price $1,425
23. 2024-01-09
    listed $1,450
24. 2023-09-01
    soldstatus
25. 2023-08-31
    soldstatus Closed 140-char remark

    Show marketing remark (140 chars)

    Two bedroom, one bath home, shared drive way with 1 bedroom apartment in back of home. Central heat and air, hardwood floors, large storage.

26. 2023-08-05
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Two bedroom, one bath home, shared drive way with 1 bedroom apartment in back of home. Central heat and air, hardwood floors, large storage.

27. 2023-07-25
    historical Active Option Contract 140-char remark

    Show marketing remark (140 chars)

    Two bedroom, one bath home, shared drive way with 1 bedroom apartment in back of home. Central heat and air, hardwood floors, large storage.

28. 2023-07-20
    listed $89,900 Active 140-char remark

    Show marketing remark (140 chars)

    Two bedroom, one bath home, shared drive way with 1 bedroom apartment in back of home. Central heat and air, hardwood floors, large storage.

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$2,323/yr (+$194/mo · 123.2%)

ⓘ 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 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: $25,350
• − Mortgage interest: −$12,884
• − Property taxes: −$1,886
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,691
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,833/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

+155.8% since first listed

12 events — show timeline

• 2025-12-09 Listed $230,000 NTREIS
• 2025-01-11 Rental Removed $700 APPFOLIO
• 2025-01-05 Listed for Rent $700 APPFOLIO
• 2024-03-16 Rental Removed $1,400 NTREIS
• 2024-02-08 Price Changed $1,400 NTREIS
• 2024-01-30 Price Changed $1,425 NTREIS
• 2024-01-09 Listed for Rent $1,450 NTREIS
• 2023-09-01 Sold (Public Records) — Public Records
• 2023-08-31 Sold (MLS) — NTREIS
• 2023-08-05 Pending — NTREIS
• 2023-07-25 Contingent — NTREIS
• 2023-07-20 Listed $89,900 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $1,886 · +2.7% YoY. Source: county tax records.