849 Green St · Abilene, TX 79603

$99,999

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 168 Days on market

Built 1954 7,474 sqft lot Est $151k · 34% 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

CORNER LOT! We just listed these 3 bedrooms and 1 bath home that is located on a nice corner lot with several LARGE SHADE TREES. This home needs some repairs but has a lot of potential. The location has easy access to Hwy. 277 and is close to convenience stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Large shade trees
• Corner lot
• 7,474 sq ft lot

Tags

• CORNER LOT
• LARGE SHADE TREES
• EASY ACCESS TO HWY 277
• CLOSE TO CONVENIENCE STORES

Property features AI

Finance

• Other: Annual tax amount listed (details withheld per instructions)
• Financial info: Lease not considered

Exterior

• Utilities: Lot measured in square feet (approximately 0.1716 acres)
• Home design: Residential property; Built in 1954
• Construction: 1,134 square feet living area
• Exterior features: Lot includes 'Other' features

Interior

• Bedrooms: Primary bedroom on the first floor (10 x 14); Bedroom on the first floor (11 x 13); Bedroom on the first floor (10 x 12)
• Bathrooms: 1 full bathroom
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: Craig Middle (math 31% / reading 29%, grade F, #1,056 of 1,662 statewide, top 65%, 783 students, 76% FRL); Abilene H S (math 41% / reading 44%, grade F, #721 of 1,632 statewide, top 45%, 1,966 students, 68% FRL).
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,033/mo this rent would consume 46% 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (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 $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.03% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $150,822
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
849 Green St	0.00mi	3/1.0	1,134 (0%)	1mo	$99,999	$88	99
941 Westmoreland St	0.16mi	3/2.0	1,080 (-5%)	1mo	$129,900	$120	80
872 Forrest Ave	0.16mi	2/1.0 (-1)	1,032 (-9%)	2mo	$130,000	$126	71
2241 State St	0.33mi	2/2.0 (-1)	1,162 (+2%)	2mo	$64,900	$56	69
725 Glenhaven Dr	0.48mi	3/1.5	1,093 (-4%)	4mo	$145,000	$133	66
1482 Briarwood St	0.64mi	3/1.0	1,102 (-3%)	3mo	$165,000	$150	63
617 Briarwood St	0.41mi	3/1.5	1,246 (+10%)	0mo	$170,000	$136	62
650 N Willis St	0.59mi	2/1.0 (-1)	1,157 (+2%)	3mo	$169,500	$146	62
1350 Lillius St	0.60mi	2/1.0 (-1)	1,076 (-5%)	1mo	$150,000	$139	58
1417 Burger St	0.46mi	3/1.0	983 (-13%)	4mo	$96,500	$98	53
1461 Glenhaven Dr	0.74mi	3/1.5	1,210 (+7%)	2mo	$129,900	$107	50
1448 Glenhaven Dr	0.74mi	3/1.5	1,272 (+12%)	1mo	$199,900	$157	42

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: 23.8%
• Equity multiple: 2.06×
• Total profit: $29,721
• Equity at exit: $14,910

10-year hold

• IRR: 35.4%
• Equity multiple: 5.31×
• Total profit: $120,801
• Equity at exit: $8,646

Cash invested: $28,000 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$524
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $548

Break-even live

Break-even rent $1,339

Max offer price $99,999

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.55mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.90mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	0.92mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.95mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.00mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	1.11mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.21mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	1.34mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.43mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	44d	1	1.47mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2025-11-12
   listed $99,999 Active
3. 2008-05-30
   soldstatus
4. 1996-01-29
   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: $786 · $65/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$1,044/yr (+$87/mo · 132.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,401
• − Mortgage interest: −$5,601
• − Property taxes: −$786
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$2,909
• Taxable income: $5,582
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $5,240/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

4 events — show timeline

• 2026-04-29 Pending — HARMLS
• 2025-11-12 Listed $99,999 HARMLS
• 2008-05-30 Sold (Public Records) — Public Records
• 1996-01-29 Sold (Public Records) — Public Records

Property tax history

-4.5%/yr

Latest (2025): $786 · -66.7% YoY. Source: county tax records.