1126 Poplar St · Abilene, TX 79602

$92,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 16 Days on market

Built 1924 7,013 sqft lot Est $149k · 38% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2 bed 1 bath investor special in established neighborhood. SOLD AS IS.

Key facts

• Foundation repaired
• Fenced backyard
• Roof replaced

Tags

• FENCED BACKYARD
• ROOF REPLACED
• FOUNDATION REPAIRED

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: Carport and driveway (1 covered/carport space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1924; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Private yard; Few trees; Interior lot; Wood fencing

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Flooring: Laminate; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area; One dining area; Total room count: 2
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: 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); 374 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $636 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1924 — 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 $90,620 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 2.16% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.73%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $149,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 Poplar St	0.00mi	2/1.0	1,036 (0%)	1mo	$65,000	$63	99
949 Palm St	0.11mi	2/1.0	1,018 (-2%)	0mo	$157,900	$155	92
850 Poplar St	0.22mi	2/1.0	1,080 (+4%)	4mo	$40,000	$37	79
1201 Chestnut St	0.31mi	2/2.0	1,052 (+2%)	0mo	$160,000	$152	78
1025 Palm St	0.07mi	2/1.0	906 (-12%)	5mo	$80,000	$88	71
525 Jeanette St	0.54mi	3/1.0 (+1)	1,032 (-0%)	1mo	$149,900	$145	68
1649 S 16th St	0.49mi	2/1.0	1,080 (+4%)	3mo	$149,900	$139	68
1257 Pecan St	0.47mi	2/1.0	976 (-6%)	3mo	$154,000	$158	66
1033 S 11th St	0.24mi	2/1.0	896 (-14%)	3mo	$79,900	$89	64
1157 Elm St	0.17mi	3/1.0 (+1)	1,191 (+15%)	3mo	$169,900	$143	60
2225 Melrose St	0.73mi	3/1.0 (+1)	1,080 (+4%)	3mo	$155,000	$144	51
334 Cornerstone	0.74mi	3/2.0 (+1)	1,106 (+7%)	2mo	$177,000	$160	43

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: 47.3%
• Equity multiple: 3.20×
• Total profit: $56,774
• Equity at exit: $13,717

10-year hold

• IRR: 55.1%
• Equity multiple: 7.84×
• Total profit: $176,108
• Equity at exit: $7,954

Cash invested: $25,760 (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: 374
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$482
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $960

Break-even live

Break-even rent $775

Max offer price $92,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,012	-5% $986	+0% $960	+5% $934	+10% $908
Rent	-10% $803	-5% $881	+0% $960	+5% $1,039	+10% $1,117
Rate	-1.0pp $1,006	-0.5pp $984	base $960	+0.5pp $936	+1.0pp $912

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.40mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.41mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	15d	1	0.41mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	15d	1	0.44mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.49mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.51mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.52mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	15d	1	0.55mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	15d	1	0.55mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	15d	1	0.65mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	0.73mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	15d	1	0.74mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	1.12mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	45d	1	1.34mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	22d	1	1.36mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	15d	1	1.37mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.39mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	15d	1	1.43mi

Listing history 13 events

1. 2026-06-22
   days on market $92,000 Active 16 DOM
2. 2026-06-19
   days on market $92,000 Active 14 DOM
3. 2026-06-18
   days on market $92,000 Active 13 DOM
4. 2026-06-17
   days on market $92,000 Active 12 DOM
5. 2026-06-16
   days on market $92,000 Active 11 DOM
6. 2026-06-15
   days on market $92,000 Active 10 DOM
7. 2026-06-14
   days on market $92,000 Active 8 DOM
8. 2026-06-13
   days on market $92,000 Active 7 DOM
9. 2026-06-10
   days on market $92,000 Active 5 DOM
10. 2026-06-09
    days on market $92,000 Active 4 DOM
11. 2026-06-08
    days on market $92,000 Active 3 DOM
12. 2026-06-07
    remarks 200-char remark
13. 2026-06-07
    listed $92,000 Active 2 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: $1,095 · $91/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$588/yr (+$49/mo · 53.7%)

ⓘ 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: $23,881
• − Mortgage interest: −$5,153
• − Property taxes: −$1,095
• − Insurance: −$460
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$2,676
• Taxable income: $10,675
• Est. tax owed @ 24.0%: −$2,562
• After-tax cash flow: $8,959/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

+41.5% since first listed

12 events — show timeline

• 2026-06-05 Listed $92,000 NTREIS
• 2026-05-12 Sold (Public Records) — Public Records
• 2026-05-11 Sold (MLS) — NTREIS
• 2026-04-28 Sold (Public Records) — Public Records
• 2026-02-22 Pending — NTREIS
• 2026-02-14 Contingent — NTREIS
• 2026-02-05 Listed $65,000 NTREIS
• 2010-03-11 Sold (Public Records) — Public Records
• 2006-10-09 Sold (Public Records) — Public Records
• 2006-10-09 Sold (Public Records) — Public Records
• 2006-10-09 Sold (Public Records) — Public Records
• 1991-04-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,095 · +16.1% YoY. Source: county tax records.