3865 Whittier St · Abilene, TX 79605

$275,000

4 bd · 2.0 ba · 1,985 sqft · SingleFamily public records · 5 Days on market

Built 1952 0.29 ac lot Est $240k · 14% over

---

Why this score? — see what drove the F 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 +12.0/30.0
• Rent growth +5.0/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this 4 bed 2 bath house and feel right at home. The spacious living room sets the tone for cozy evenings and lively gatherings, while the dining room adorned with beautiful hardwood floors and charming French doors, invites natural light and easy access to the outdoors. The kitchen is sure to steal the show with sleek granite countertops, a commercial gas range, and a mid century modern aesthetic that makes it equal parts functional and full of personality. Two bedrooms are thoughtfully situated near the updated hall bathroom, each featuring generous walk in closets. The bathroom is a true retreat, complete with a soaking tub, walk in shower, and a granite vanity. The well sized

Key facts

• Commercial gas range
• French doors
• Walk in closets

Tags

• HARDWOOD FLOORS
• FRENCH DOORS
• GRANITE COUNTERTOPS
• COMMERCIAL GAS RANGE
• MID CENTURY MODERN AESTHETIC
• WALK IN CLOSETS

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport (2 covered/carport spaces)
• Utilities: City water; City sewer; Well; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Guest quarters / accessory unit (380 sq ft)
• Construction: Built in 1952; Siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Interior lot with a few trees; Wood fencing; Workshop with electricity; Creek on the property (waterfront)

Interior

• Kitchen: Natural stone/granite counters; Built-in cabinets; Pantry; Dishwasher; Disposal; Gas range
• Bedrooms: 4 bedrooms (three on main level, one on second level)
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms; Primary ensuite bathroom
• Heating & cooling: Central heating; Central air; Electric heat; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Granite counters; Pantry; Walk-in closets; One living area; One dining area; 12 total rooms; One level
• Laundry & utility: Full-size washer/dryer area; Laundry room with sink and space for a freezer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (12.0% below list).
• Recommended offer: $241k (12.2% below list) — sets the bar for cash-flow.

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: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+32.1%/yr); 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,421/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 1096% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $122/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (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 $241,487 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $240,185
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 S Leggett Dr	0.22mi	3/1.5 (-1)	1,934 (-3%)	5mo	$129,900	$67	75
801 Elmwood Dr	0.23mi	3/2.0 (-1)	1,897 (-4%)	8mo	$295,000	$156	71
106 Riverside Park	0.30mi	3/2.5 (-1)	2,160 (+9%)	0mo	$369,900	$171	64
817 Rivercrest Dr	0.23mi	3/2.0 (-1)	2,268 (+14%)	1mo	$399,000	$176	60
349 Oxford St	0.45mi	3/2.0 (-1)	2,173 (+10%)	0mo	$249,900	$115	58
80 Harvard Pl	0.73mi	4/2.0	1,901 (-4%)	3mo	$259,900	$137	56
217 S Mockingbird Ln	0.73mi	3/1.0 (-1)	1,960 (-1%)	7mo	$69,000	$35	50
633 Westwood Dr	0.74mi	4/3.0	2,083 (+5%)	5mo	$155,000	$74	49
1201 Albany St	0.64mi	3/2.0 (-1)	1,854 (-7%)	9mo	$225,000	$121	46
925 Ballinger St	0.57mi	4/2.0	1,726 (-13%)	8mo	$174,000	$101	45
1101 Albany St	0.53mi	3/2.0 (-1)	2,248 (+13%)	4mo	$299,900	$133	45
1018 S Pioneer Dr	0.75mi	3/2.0 (-1)	2,210 (+11%)	5mo	$210,000	$95	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: -15.1%
• Equity multiple: 0.43×
• Total profit: $-43,688
• Equity at exit: $41,003

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $5,292
• Equity at exit: $23,777

Cash invested: $77,000 (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 79605

• Rents YoY: 32.1%
• Active inventory: 118
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$424 /mo · $5,082/yr
• Insurance: −$115
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-190

Break-even live

Break-even rent $2,661

Max offer price $241,487

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-112	+0% $-190	+5% $-268	+10% $-345
Rent	-10% $-381	-5% $-285	+0% $-190	+5% $-94	+10% $2
Rate	-1.0pp $-51	-0.5pp $-120	base $-190	+0.5pp $-261	+1.0pp $-333

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.21mi
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	45d	1	1.35mi

Listing history 5 events

1. 2026-06-22
   days on market $275,000 Active 5 DOM
2. 2026-06-19
   days on market $275,000 Active 3 DOM
3. 2026-06-18
   days on market $275,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $275,000 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: $5,082 · $424/mo
• Projected year-2 tax: $5,082 · $424/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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: $29,056
• − Mortgage interest: −$15,404
• − Property taxes: −$5,082
• − Insurance: −$2,842
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$8,000
• Taxable loss: −$6,922
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-615/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+40.3% since first listed

12 events — show timeline

• 2026-06-16 Listed $275,000 NTREIS
• 2024-10-26 Listing Removed — NTREIS
• 2024-06-24 Listed $250,000 NTREIS
• 2024-04-28 Listed $250,000 NTREIS
• 2024-04-23 Listing Removed — NTREIS
• 2024-04-06 Price Changed $250,000 NTREIS
• 2023-10-24 Listed $275,000 NTREIS
• 2021-02-24 Sold (Public Records) — Public Records
• 2021-02-18 Sold (MLS) — NTREIS
• 2020-11-28 Contingent — NTREIS
• 2020-11-27 Listed $196,000 NTREIS
• 1999-06-01 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $5,082 · +2.2% YoY. Source: county tax records.