1617 Park Ave · Abilene, TX 79603

$189,900

4 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 17 Days on market

Built 1950 10,149 sqft lot Est $171k · 11% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and updated 4 bedroom home! Great use of space in this home and a big lot too! Modern updated throughout the home this one needs nothing but a new owner!

Key facts

• Updated finishes
• Backyard
• Functional layout

Tags

• UPDATED FINISHES
• FUNCTIONAL LAYOUT
• BACKYARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Martinez El (math 30% / reading 23%, grade F, #2,927 of 4,322 statewide, top 68%, 412 students, 94% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 11 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).
• At $2,420/mo this rent would consume 54% 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 $6k 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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 1950 — 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 $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $171,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Park Ave	0.00mi	4/2.0	1,380 (0%)	0mo	$189,900	$138	100
1726 Green St	0.26mi	3/2.0 (-1)	1,352 (-2%)	3mo	$160,000	$118	77
1950 Burger St	0.38mi	3/2.0 (-1)	1,266 (-8%)	2mo	$140,000	$111	62
2209 N Mockingbird Ln	0.59mi	3/1.0 (-1)	1,351 (-2%)	2mo	$185,000	$137	58
1773 Westview Dr	0.62mi	3/1.0 (-1)	1,418 (+3%)	0mo	$189,900	$134	57
1010 Fannin St	0.65mi	3/1.0 (-1)	1,344 (-3%)	0mo	$166,500	$124	56
1918 Clinton St	0.45mi	3/2.0 (-1)	1,254 (-9%)	4mo	$203,000	$162	56
1920 Briarwood	0.61mi	3/2.0 (-1)	1,497 (+8%)	3mo	$149,900	$100	50
1910 Burger St	0.35mi	3/3.0 (-1)	1,188 (-14%)	3mo	$187,000	$157	49
934 Burger St	0.65mi	4/1.5	1,544 (+12%)	3mo	$137,900	$89	45
1757 Briarwood St	0.56mi	3/1.0 (-1)	1,184 (-14%)	0mo	$70,000	$59	41
1461 Glenhaven Dr	0.73mi	3/1.5 (-1)	1,210 (-12%)	2mo	$129,900	$107	37

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: -5.8%
• Equity multiple: 0.77×
• Total profit: $-12,315
• Equity at exit: $28,315

10-year hold

• IRR: 10.4%
• Equity multiple: 2.05×
• Total profit: $55,769
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$996
• Tax from tax record: −$327 /mo · $3,924/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $83

Break-even live

Break-even rent $2,315

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.34mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	0.39mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.44mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.81mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.84mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.91mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	1.16mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.28mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	1.32mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.34mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	43d	1	1.49mi

Listing history 36 events

1. 2026-04-17
   status Pending
2. 2026-04-05
   historical Active Option Contract
3. 2026-03-26
   listed $189,900 Active
4. 2021-07-09
   soldstatus
5. 2021-07-08
   soldstatus Sold 158-char remark

   Show marketing remark (158 chars)

   Cute and updated 4 bedroom home! Great use of space in this home and a big lot too! Modern updated throughout the home this one needs nothing but a new owner!

6. 2021-06-08
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Cute and updated 4 bedroom home! Great use of space in this home and a big lot too! Modern updated throughout the home this one needs nothing but a new owner!

7. 2021-06-02
   listed $139,900 Active 158-char remark

   Show marketing remark (158 chars)

   Cute and updated 4 bedroom home! Great use of space in this home and a big lot too! Modern updated throughout the home this one needs nothing but a new owner!

8. 2020-12-28
   soldstatus
9. 2020-12-21
   soldstatus Sold 689-char remark

   Show marketing remark (689 chars)

   LESS THAN RENT! If you've been dreaming of a new home, this is it! Lovely north side 4 bedroom, 2 bath completely gutted & remodeled a year ago. New HVAC Unit, windows, insulation, tank-less water heater, dishwasher, garbage disposal & built in microwave. Gently used but upgraded refrigerator with ice maker & water in the door & stove. Many of these items have manufactured warranty attached. Picture yourself as Betty Crocker in this new kitchen and then unwind in the totally redone baths. All with new floors, doors & hardware. This would be a great rental investment to add to your portfolio, or if you want to up or down size, 1st time buyer... VA, FHA qualify.

10. 2020-12-01
    status Pending 689-char remark

    Show marketing remark (689 chars)

    LESS THAN RENT! If you've been dreaming of a new home, this is it! Lovely north side 4 bedroom, 2 bath completely gutted & remodeled a year ago. New HVAC Unit, windows, insulation, tank-less water heater, dishwasher, garbage disposal & built in microwave. Gently used but upgraded refrigerator with ice maker & water in the door & stove. Many of these items have manufactured warranty attached. Picture yourself as Betty Crocker in this new kitchen and then unwind in the totally redone baths. All with new floors, doors & hardware. This would be a great rental investment to add to your portfolio, or if you want to up or down size, 1st time buyer... VA, FHA qualify.

11. 2020-11-18
    historical Active Option Contract 689-char remark

    Show marketing remark (689 chars)

    LESS THAN RENT! If you've been dreaming of a new home, this is it! Lovely north side 4 bedroom, 2 bath completely gutted & remodeled a year ago. New HVAC Unit, windows, insulation, tank-less water heater, dishwasher, garbage disposal & built in microwave. Gently used but upgraded refrigerator with ice maker & water in the door & stove. Many of these items have manufactured warranty attached. Picture yourself as Betty Crocker in this new kitchen and then unwind in the totally redone baths. All with new floors, doors & hardware. This would be a great rental investment to add to your portfolio, or if you want to up or down size, 1st time buyer... VA, FHA qualify.

12. 2020-11-11
    listed $110,000 Active 689-char remark

    Show marketing remark (689 chars)

    LESS THAN RENT! If you've been dreaming of a new home, this is it! Lovely north side 4 bedroom, 2 bath completely gutted & remodeled a year ago. New HVAC Unit, windows, insulation, tank-less water heater, dishwasher, garbage disposal & built in microwave. Gently used but upgraded refrigerator with ice maker & water in the door & stove. Many of these items have manufactured warranty attached. Picture yourself as Betty Crocker in this new kitchen and then unwind in the totally redone baths. All with new floors, doors & hardware. This would be a great rental investment to add to your portfolio, or if you want to up or down size, 1st time buyer... VA, FHA qualify.

13. 2019-12-16
    soldstatus
14. 2019-12-13
    soldstatus Sold
15. 2019-12-05
    status Pending
16. 2019-11-18
    price $105,900
17. 2019-10-23
    status Active
18. 2019-10-21
    historical Active Contingent
19. 2019-09-12
    status Pending
20. 2019-08-26
    price $107,900
21. 2019-08-02
    price $109,900
22. 2019-07-19
    listed $114,900 Active
23. 2019-06-20
    historical
24. 2019-05-02
    price $114,900
25. 2019-04-17
    price $117,500
26. 2019-04-06
    price $119,500
27. 2019-04-02
    price $124,900
28. 2019-03-09
    listed $135,000 Active
29. 2018-11-15
    soldstatus
30. 2018-11-14
    soldstatus Sold
31. 2018-10-23
    status Pending
32. 2018-09-18
    price $42,000
33. 2018-08-10
    status Active
34. 2018-08-05
    historical Active Option Contract
35. 2018-06-15
    listed $45,900 Active
36. 2006-05-19
    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: $3,924 · $327/mo
• Projected year-2 tax: $3,924 · $327/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $29,042
• − Mortgage interest: −$10,637
• − Property taxes: −$3,924
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$5,524
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,423/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

+313.7% since first listed

36 events — show timeline

• 2026-04-17 Pending — NTREIS
• 2026-04-05 Contingent — NTREIS
• 2026-03-26 Listed $189,900 NTREIS
• 2021-07-09 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — NTREIS
• 2021-06-08 Pending — NTREIS
• 2021-06-02 Listed $139,900 NTREIS
• 2020-12-28 Sold (Public Records) — Public Records
• 2020-12-21 Sold (MLS) — NTREIS
• 2020-12-01 Pending — NTREIS
• 2020-11-18 Contingent — NTREIS
• 2020-11-11 Listed $110,000 NTREIS
• 2019-12-16 Sold (Public Records) — Public Records
• 2019-12-13 Sold (MLS) — NTREIS
• 2019-12-05 Pending — NTREIS
• 2019-11-18 Price Changed $105,900 NTREIS
• 2019-10-23 Relisted — NTREIS
• 2019-10-21 Contingent — NTREIS
• 2019-09-12 Pending — NTREIS
• 2019-08-26 Price Changed $107,900 NTREIS
• 2019-08-02 Price Changed $109,900 NTREIS
• 2019-07-19 Listed $114,900 NTREIS
• 2019-06-20 Listing Removed — NTREIS
• 2019-05-02 Price Changed $114,900 NTREIS
• 2019-04-17 Price Changed $117,500 NTREIS
• 2019-04-06 Price Changed $119,500 NTREIS
• 2019-04-02 Price Changed $124,900 NTREIS
• 2019-03-09 Listed $135,000 NTREIS
• 2018-11-15 Sold (Public Records) — Public Records
• 2018-11-14 Sold (MLS) — NTREIS
• 2018-10-23 Pending — NTREIS
• 2018-09-18 Price Changed $42,000 NTREIS
• 2018-08-10 Relisted — NTREIS
• 2018-08-05 Contingent — NTREIS
• 2018-06-15 Listed $45,900 NTREIS
• 2006-05-19 Sold (Public Records) — Public Records

Property tax history

+18.6%/yr

Latest (2025): $3,924 · +7.6% YoY. Source: county tax records.