177 Maxwell Dr · Abilene, TX 79602

$65,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 46 Days on market

Built 1952 4,792 sqft lot $62/sqft · 53% below area ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

As Is - Investment Opportunity! Bring your creative vision to this 3-bedroom, 1-bath home with a unique layout and great potential. Features include vaulted ceilings, a spacious kitchen, and an upstairs sitting area with one bedroom. The roof was replaced in 2025, offering added peace of mind. Property is currently tenant-occupied with a lease in place at $750 per month. A great opportunity for investors or those looking to add value. Currently leased until August 2026.

Key facts

• Spacious kitchen
• Unique layout
• Roof replaced

Tags

• UNIQUE LAYOUT
• SPACIOUS KITCHEN
• UPSTAIRS SITTING AREA
• ROOF REPLACED

Property features AI

Finance

• Other: Subdivision: Maxwell Place; Directions: Off of South 1st between Willis and Barrow
• Financial info: Listing terms include Cash and Conventional
• HOA & community: No association

Exterior

• Parking: No garage; No covered parking; On-street parking
• Utilities: City water; City sewer; Located in a municipal utility district
• Home design: Single family residence; Residential property; Two levels; Preowned (built in 1952)
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Year built 1952
• Exterior features: Back yard with chain link fencing; Few trees; Interior lot; Large backyard with grass

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Ceramic tile; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vaulted ceilings; One living area; One dining area; Room count of 2
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$137,349) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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: 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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.20% ✓
• Cap rate: 27.62%
• Cash-on-cash: 76.17%
• DSCR: 4.39
• GRM: 2.6

CMA / ARV

• ARV (median comp): $137,349
• List price: $65,000
• Delta: -52.68%
• 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
525 Jeanette St	0.32mi	3/1.0	1,032 (-2%)	1mo	$149,900	$145	82
334 Cornerstone	0.13mi	3/2.0	1,106 (+5%)	2mo	$177,000	$160	80
342 Meander St	0.13mi	3/2.0	1,125 (+7%)	6mo	$172,500	$153	73
2225 Melrose St	0.49mi	3/1.0	1,080 (+3%)	3mo	$155,000	$144	70
1801 S 6th St	0.29mi	2/1.0 (-1)	981 (-7%)	10mo	$140,000	$143	63
850 Poplar St	0.65mi	2/1.0 (-1)	1,080 (+3%)	4mo	$40,000	$37	57
949 Palm St	0.73mi	2/1.0 (-1)	1,018 (-3%)	0mo	$157,900	$155	56
857 Palm St	0.63mi	2/1.0 (-1)	1,025 (-2%)	12mo	$55,000	$54	51
1433 S 9th St	0.69mi	3/1.0	1,113 (+6%)	9mo	$65,000	$58	50
258 Miller St	0.66mi	3/1.0	968 (-8%)	11mo	$139,900	$145	47
741 Vine St	0.42mi	2/1.0 (-1)	1,204 (+15%)	10mo	$160,000	$133	42
2850 S 5th St	0.71mi	4/2.0 (+1)	1,175 (+12%)	4mo	$73,000	$62	35

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: 81.9%
• Equity multiple: 5.07×
• Total profit: $74,106
• Equity at exit: $9,692

10-year hold

• IRR: 86.5%
• Equity multiple: 12.52×
• Total profit: $209,590
• Equity at exit: $5,620

Cash invested: $18,200 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$341
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $1,155

Break-even live

Break-even rent $620

Max offer price $65,000

Occupancy floor 40%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	0.16mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	0.48mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.71mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	0.74mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	1.11mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.16mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.16mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	1.16mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	1.23mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	1.28mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	1.28mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.30mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.30mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.44mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.44mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.45mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.46mi

Listing history 28 events

1. 2026-06-19
   days on market $65,000 Active 46 DOM
2. 2026-06-18
   days on market $65,000 Active 45 DOM
3. 2026-06-17
   status $65,000 Active 44 DOM
4. 2026-06-17
   days on market $65,000 Active Option Contract 44 DOM
5. 2026-06-16
   days on market $65,000 Active Option Contract 43 DOM
6. 2026-06-15
   days on market $65,000 Active Option Contract 42 DOM
7. 2026-06-14
   days on market $65,000 Active Option Contract 40 DOM
8. 2026-06-13
   days on market $65,000 Active Option Contract 39 DOM
9. 2026-06-10
   days on market $65,000 Active Option Contract 37 DOM
10. 2026-06-09
    days on market $65,000 Active Option Contract 36 DOM
11. 2026-06-08
    days on market $65,000 Active Option Contract 35 DOM
12. 2026-06-07
    statusdays on market $65,000 Active Option Contract 34 DOM
13. 2026-06-03
    days on market $65,000 Active 30 DOM
14. 2026-06-02
    days on market $65,000 Active 29 DOM
15. 2026-06-01
    days on market $65,000 Active 28 DOM
16. 2026-05-31
    days on market $65,000 Active 27 DOM
17. 2026-05-30
    days on market $65,000 Active 26 DOM
18. 2026-05-04
    listed $65,000 Active 475-char remark
19. 2026-02-24
    status Pending
20. 2026-02-23
    historical
21. 2026-02-04
    price $60,900
22. 2026-01-25
    price $65,900
23. 2026-01-08
    price $69,900
24. 2025-12-31
    listed $79,900 Active
25. 2024-06-13
    historical
26. 2024-05-24
    listed $78,000 Active
27. 2024-04-25
    soldstatus
28. 1983-08-02
    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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $24,988
• − Mortgage interest: −$3,641
• − Property taxes: −$1,462
• − Insurance: −$325
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$1,891
• Taxable income: $13,671
• Est. tax owed @ 24.0%: −$3,281
• After-tax cash flow: $10,582/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

-16.7% since first listed

13 events — show timeline

• 2026-06-17 Relisted — NTREIS
• 2026-06-05 Contingent — NTREIS
• 2026-05-04 Listed $65,000 NTREIS
• 2026-02-24 Pending — NTREIS
• 2026-02-23 Listing Removed — NTREIS
• 2026-02-04 Price Changed $60,900 NTREIS
• 2026-01-25 Price Changed $65,900 NTREIS
• 2026-01-08 Price Changed $69,900 NTREIS
• 2025-12-31 Listed $79,900 NTREIS
• 2024-06-13 Listing Removed — NTREIS
• 2024-05-24 Listed $78,000 NTREIS
• 2024-04-25 Sold (Public Records) — Public Records
• 1983-08-02 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,462 · +2.3% YoY. Source: county tax records.