1341 Fannin St · Abilene, TX 79603

$143,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 12 Days on market

Built 1952 5,837 sqft lot Est $154k · 7% 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 +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Move-in ready 3-bedroom, 1-bath home with fresh interior paint, updated flooring, and an updated bathroom featuring a new shower surround. This property offers an affordable opportunity for homeowners and investors alike. With continued growth and major development projects expanding throughout the Abilene area, including nearby AI and data infrastructure investments, demand for workforce housing remains strong. Whether you're looking to add to your rental portfolio or secure a property with long-term upside potential, this home is ready for its next owner. Sold as-is.

Key facts

• Updated flooring
• Fresh interior paint
• New shower surround

Tags

• FRESH INTERIOR PAINT
• UPDATED FLOORING
• UPDATED BATHROOM
• NEW SHOWER SURROUND

Property features AI

Finance

• Other: Lot is approximately 0.134 acres (less than 0.5 acre); Subdivision: Crescent Heights; Directions: From I-20, take the Grape Street exit and head south on Grape Street. Turn left onto N. 10th Street, then right onto Fannin Street. Property will be on the left.
• Financial info: Listing accepts Cash and Conventional financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Security: No specific security features provided
• Utilities: Municipal utility district; Utilities include alley
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1952
• Exterior features: Alley access

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: One-level layout; Two total main rooms (living and dining); Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Cap rate 12.5% vs local median 6.8% 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); 87 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,119/mo this rent would consume 48% 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 $989 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $143,000

Questions for the listing agent

1. Built in 1952 — 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: 1.48% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.32%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $154,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Westview Dr	0.43mi	3/1.0	1,116 (+0%)	0mo	$189,900	$170	79
849 Green St	0.42mi	3/1.0	1,134 (+2%)	1mo	$99,999	$88	76
941 Westmoreland St	0.38mi	3/2.0	1,080 (-3%)	1mo	$129,900	$120	73
1757 Briarwood St	0.41mi	3/1.0	1,184 (+7%)	1mo	$70,000	$59	69
1733 N Mockingbird Ln	0.34mi	3/2.0	1,006 (-9%)	1mo	$181,500	$180	64
1350 Lillius St	0.55mi	2/1.0 (-1)	1,076 (-3%)	1mo	$150,000	$139	63
1950 Fannin St	0.45mi	2/1.0 (-1)	1,048 (-6%)	2mo	$157,500	$150	63
1461 Glenhaven Dr	0.40mi	3/1.5	1,210 (+9%)	2mo	$129,900	$107	63
1725 Graham St	0.61mi	3/1.0	1,050 (-5%)	1mo	$169,900	$162	62
872 Forrest Ave	0.48mi	2/1.0 (-1)	1,032 (-7%)	2mo	$130,000	$126	59
1448 Glenhaven Dr	0.42mi	3/1.5	1,272 (+15%)	1mo	$199,900	$157	54
617 Briarwood St	0.67mi	3/1.5	1,246 (+12%)	0mo	$170,000	$136	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: 20.5%
• Equity multiple: 1.89×
• Total profit: $35,452
• Equity at exit: $21,322

10-year hold

• IRR: 31.8%
• Equity multiple: 4.57×
• Total profit: $142,886
• Equity at exit: $12,364

Cash invested: $40,040 (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: 87
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$750
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $745

Break-even live

Break-even rent $1,176

Max offer price $143,000

Occupancy floor 60%

Sensitivity live

Price	-10% $826	-5% $785	+0% $745	+5% $704	+10% $664
Rent	-10% $577	-5% $661	+0% $745	+5% $828	+10% $912
Rate	-1.0pp $817	-0.5pp $781	base $745	+0.5pp $708	+1.0pp $670

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	22d	1	0.17mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	22d	1	0.51mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	15d	1	0.78mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	15d	1	0.89mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	45d	1	1.04mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	15d	1	1.16mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	15d	1	1.23mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	15d	1	1.32mi

Listing history 10 events

1. 2026-06-15
   status $143,000 Pending 12 DOM
2. 2026-06-15
   pricedays on market $143,000 Active Option Contract 12 DOM
3. 2026-06-14
   days on market $130,000 Active Option Contract 10 DOM
4. 2026-06-13
   days on market $130,000 Active Option Contract 9 DOM
5. 2026-06-10
   days on market $130,000 Active Option Contract 7 DOM
6. 2026-06-09
   days on market $130,000 Active Option Contract 6 DOM
7. 2026-06-08
   days on market $130,000 Active Option Contract 5 DOM
8. 2026-06-07
   statusdays on market $130,000 Active Option Contract 4 DOM
9. 2026-06-03
   remarks 575-char remark
10. 2026-06-03
    listed $130,000 Active 1 DOM

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $2,617 · $218/mo
• Expected delta: +$1,184/yr (+$99/mo · 82.6%)

ⓘ 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 (shaded) · 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 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: $25,422
• − Mortgage interest: −$8,010
• − Property taxes: −$1,433
• − Insurance: −$715
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$4,160
• Taxable income: $7,037
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $7,248/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

1 event — show timeline

• 2026-06-03 Listed $130,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $1,433 · +7.4% YoY. Source: county tax records.