634 Lillius St · Abilene, TX 79603

$255,000

3 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 8 Days on market

Built 1959 7,492 sqft lot $152/sqft · 105% above area

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh updates, tons of space, and a location that makes everyday life easy! This recently updated and remodeled 3 bedroom, 2 bathroom home sits in a well-established neighborhood and offers two living areas, an attached 2-car carport, and storage galore. Plus a shop! The kitchen is a standout with all new cabinetry, granite countertops, a gas cooktop, high-end appliances, and a clean, modern feel that’s hard to find in this price range. Both bathrooms have also been beautifully updated, giving the home a fresh, cohesive feel throughout. Fresh paint, updated electrical, all new windows, new gutters, no carpet and LVP flooring and a new roof installed last year mean the hard work ha

Key facts

• 7,492 sq ft lot
• 2 parking spots
• Built 1959

Property features AI

Finance

• Other: Property type: Residential - Single family residence; Possession at closing/funding; Exclusions: all patio furniture and decor
• Financial info: Listing terms include Cash, Conventional, FHA; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport with 2 covered spaces; Driveway parking; Alley access to parking; Storage at parking area
• Security: No accessibility-specific features listed
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Curbs
• Home design: Single family residence; Attached (property attached: yes); Built in 1959; Composition roof; Slab foundation; Subdivision: Henry Sayles Of Harris
• Construction: Brick and siding construction; Composition roof; Slab foundation; Year built: 1959
• Exterior features: Covered front and rear porches; Covered porch(es); Gutters; Storage; Workshop with electricity; Other outdoor structure(s) noted; Landscaped yard; Large backyard with grass; Sprinkler system; Metal fencing; Alley access

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Granite counters
• Bedrooms: Primary bedroom on main level with walk-in closet; Two additional bedrooms on main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Decorative lighting; Granite counters; High-speed internet available; Walk-in closets; Two living areas; One dining area; Total rooms: 5; One level (single story)
• Laundry & utility: Utility room; Full-size washer/dryer area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (2.3% below list).
• Recommended offer: $249k (2.3% below list) — sets the bar for 1% rule.

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: schools D+, 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.
• Market conditions: Rents rising fast (+40.2%/yr); 87 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,493/mo this rent would consume 56% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $249,252 (2.3% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.98% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $124,657
• List price: $255,000
• Delta: 104.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Lillius St	0.00mi	3/2.0	1,675 (0%)	0mo	$255,000	$152	100
502 Kirkwood St	0.18mi	3/2.5	1,758 (+5%)	1mo	$199,900	$114	81
1730 N 3rd St	0.31mi	3/1.0	1,648 (-2%)	2mo	$209,000	$127	77
1209 Kirkwood St	0.54mi	3/2.0	1,674 (-0%)	3mo	$195,000	$116	72
1833 N 7th St	0.18mi	3/2.0	1,516 (-10%)	6mo	$80,000	$53	71
449 Clinton St	0.20mi	2/1.0 (-1)	1,577 (-6%)	4mo	$184,000	$117	68
642 Victoria St	0.05mi	4/2.5 (+1)	1,910 (+14%)	3mo	$199,900	$105	65
210 Meander St	0.55mi	4/2.0 (+1)	1,638 (-2%)	2mo	$110,000	$67	64
518 Meander St	0.74mi	3/2.0	1,632 (-3%)	5mo	$212,000	$130	57
2134 S 2nd St	0.49mi	3/2.0	1,424 (-15%)	1mo	$145,000	$102	52
934 Burger St	0.63mi	4/1.5 (+1)	1,544 (-8%)	3mo	$137,900	$89	48
226 Palm St	0.69mi	2/2.0 (-1)	1,512 (-10%)	3mo	$69,900	$46	44

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-12,957
• Equity at exit: $38,021

10-year hold

• IRR: 10.1%
• Equity multiple: 1.96×
• Total profit: $68,283
• Equity at exit: $22,048

Cash invested: $71,400 (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: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $238

Break-even live

Break-even rent $2,191

Max offer price $255,000

Occupancy floor 85%

Sensitivity live

Price	-10% $383	-5% $310	+0% $238	+5% $166	+10% $94
Rent	-10% $41	-5% $140	+0% $238	+5% $337	+10% $435
Rate	-1.0pp $367	-0.5pp $303	base $238	+0.5pp $172	+1.0pp $105

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	22d	1	0.52mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	22d	1	0.90mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	15d	1	0.92mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	15d	1	0.93mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	22d	1	1.00mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	1.17mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	15d	1	1.22mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	15d	1	1.28mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	45d	1	1.35mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	22d	1	1.36mi

Listing history 6 events

1. 2026-05-15
   status Pending 1151-char remark
2. 2026-05-10
   historical Active Option Contract 1151-char remark
3. 2026-05-07
   listed $255,000 Active 1151-char remark
4. 2006-01-20
   soldstatus
5. 2005-11-16
   soldstatus
6. 2000-04-20
   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: $3,448 · $287/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$1,218/yr (+$102/mo · 35.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $29,910
• − Mortgage interest: −$14,284
• − Property taxes: −$3,448
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$7,418
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $3,171/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

7 events — show timeline

• 2026-06-10 Sold (MLS) — NTREIS
• 2026-05-15 Pending — NTREIS
• 2026-05-10 Contingent — NTREIS
• 2026-05-07 Listed $255,000 NTREIS
• 2006-01-20 Sold (Public Records) — Public Records
• 2005-11-16 Sold (Public Records) — Public Records
• 2000-04-20 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,448 · +8.3% YoY. Source: county tax records.