2425 Jeanette St · Abilene, TX 79602

$175,000

2 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 53 Days on market

Built 1949 10,542 sqft lot Est $187k · 7% under

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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 +25.5/30.0
• ARV discount +10.5/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• 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 MLS

Great investment or starter home! Two bedroom home features low maintenance siding, spacious living area, large family breakfast room, galley kitchen, some updates with newer windows, laminate flooring, large fenced yard with storage building or workshop, appliances, too! Affordably priced and Seller furnishes Two Year Home Warranty. .. check this one out today!

Key facts

• Easy access
• Tenant occupied
• Functional layout

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• STRONG RENTAL POTENTIAL
• TENANT OCCUPIED
• EASY ACCESS

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, VA Assumable, and VA Loan; Possession at closing/funding
• HOA & community: No association

Exterior

• Parking: Covered parking (1 covered space); Carport; Driveway; Attached garage with 1 garage space
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; Residential property; One story; Preowned (built in 1949)
• Construction: Siding exterior; Composition roof; Year built: 1949
• Exterior features: Lot less than 0.5 acre (approximately 0.242 acres); Subdivision: Mac Bowyer Rep Of Bowyer Add; Directions: From Treadway Blvd, turn onto Jeanette St. After you pass S 25th, house will be the second house on your right

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; One living area; Total room count: 4; One-level layout
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 1949 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1949 — 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: 1.10% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,458
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 S 23rd St	0.14mi	3/2.0 (+1)	1,188 (-0%)	1mo	$189,000	$159	83
1749 S 21	0.27mi	2/2.0	1,269 (+6%)	1mo	$219,500	$173	72
2017 Sycamore St	0.50mi	2/1.0	1,147 (-4%)	4mo	$135,000	$118	66
2002 S 20th St	0.46mi	3/2.0 (+1)	1,214 (+2%)	2mo	$194,900	$161	65
2050 Fulton St	0.55mi	3/1.0 (+1)	1,224 (+2%)	3mo	$200,000	$163	62
1917 Poplar St	0.46mi	2/1.0	1,300 (+9%)	7mo	$89,000	$68	58
3333 Waverly Ave	0.62mi	3/1.0 (+1)	1,116 (-6%)	1mo	$110,000	$99	54
3232 Sayles Blvd	0.65mi	3/2.0 (+1)	1,243 (+4%)	0mo	$100,000	$80	54
1649 S 16th St	0.73mi	2/1.0	1,080 (-10%)	3mo	$149,900	$139	48
3125 Waverly Ave	0.51mi	3/2.0 (+1)	1,332 (+12%)	1mo	$155,000	$116	47
1858 Sycamore St	0.59mi	3/2.0 (+1)	1,292 (+8%)	6mo	$203,000	$157	45
2518 Edgemont Dr	0.73mi	3/2.0 (+1)	1,317 (+10%)	5mo	$219,900	$167	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: 4.0%
• Equity multiple: 1.16×
• Total profit: $7,950
• Equity at exit: $26,093

10-year hold

• IRR: 17.5%
• Equity multiple: 2.77×
• Total profit: $86,939
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$918
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $410

Break-even live

Break-even rent $1,414

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	43d	1	0.53mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.73mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	0.73mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	0.85mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	0.86mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.92mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	13d	1	1.13mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.13mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	21d	1	1.14mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	13d	1	1.17mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	13d	1	1.17mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	1.29mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	1.33mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	43d	1	1.47mi

Listing history 11 events

1. 2026-05-04
   status Pending
2. 2026-04-16
   historical Active Option Contract
3. 2026-03-12
   listed $175,000 Active
4. 2010-05-12
   soldstatus 366-char remark

   Show marketing remark (366 chars)

   Great investment or starter home! Two bedroom home features low maintenance siding, spacious living area, large family breakfast room, galley kitchen, some updates with newer windows, laminate flooring, large fenced yard with storage building or workshop, appliances, too! Affordably priced and Seller furnishes Two Year Home Warranty. .. check this one out today!

5. 2010-04-22
   historical 366-char remark

   Show marketing remark (366 chars)

   Great investment or starter home! Two bedroom home features low maintenance siding, spacious living area, large family breakfast room, galley kitchen, some updates with newer windows, laminate flooring, large fenced yard with storage building or workshop, appliances, too! Affordably priced and Seller furnishes Two Year Home Warranty. .. check this one out today!

6. 2010-03-16
   listed $28,900 366-char remark

   Show marketing remark (366 chars)

   Great investment or starter home! Two bedroom home features low maintenance siding, spacious living area, large family breakfast room, galley kitchen, some updates with newer windows, laminate flooring, large fenced yard with storage building or workshop, appliances, too! Affordably priced and Seller furnishes Two Year Home Warranty. .. check this one out today!

7. 2007-12-20
   soldstatus
8. 2007-12-19
   soldstatus 171-char remark

   Show marketing remark (171 chars)

   Cozy 2 bedrooms on Southside. Recently installed laminate wood flooring in living area to kitchen. Ceramic tile in bathroom. Bedrooms carpeted. Windows have been replaced.

9. 2007-11-28
   historical 171-char remark

   Show marketing remark (171 chars)

   Cozy 2 bedrooms on Southside. Recently installed laminate wood flooring in living area to kitchen. Ceramic tile in bathroom. Bedrooms carpeted. Windows have been replaced.

10. 2007-10-29
    listed $42,000 171-char remark

    Show marketing remark (171 chars)

    Cozy 2 bedrooms on Southside. Recently installed laminate wood flooring in living area to kitchen. Ceramic tile in bathroom. Bedrooms carpeted. Windows have been replaced.

11. 1999-08-30
    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: $1,516 · $126/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,686/yr (+$141/mo · 111.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $23,196
• − Mortgage interest: −$9,803
• − Property taxes: −$1,516
• − Insurance: −$875
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$5,091
• Taxable income: $2,200
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $4,393/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

+316.7% since first listed

11 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-16 Contingent — NTREIS
• 2026-03-12 Listed $175,000 NTREIS
• 2010-05-12 Sold (MLS) — NTREIS
• 2010-04-22 Listing Removed — NTREIS
• 2010-03-16 Listed $28,900 NTREIS
• 2007-12-20 Sold (Public Records) — Public Records
• 2007-12-19 Sold (MLS) — NTREIS
• 2007-11-28 Listing Removed — NTREIS
• 2007-10-29 Listed $42,000 NTREIS
• 1999-08-30 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,516 · +18.2% YoY. Source: county tax records.