3913 Concord Dr · Abilene, TX 79603

$240,000

4 bd · 2.0 ba · 2,382 sqft · SingleFamily public records · 36 Days on market

Built 1961 10,629 sqft lot Est $264k · 9% 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 +26.8/30.0
• ARV discount +11.7/15.0
• DSCR +9.2/10.0
• 1% rule +7.3/10.0
• 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

INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

Key facts

• Fenced yard
• Fresh updates
• 0.24 acre lot

Tags

• OPEN CONCEPT LIVING AREA
• FENCED YARD
• FRESH UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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); 86 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,958/mo this rent would consume 66% 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 $7k 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1961 — 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. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $264,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4096 N 10th St	0.20mi	3/2.0 (-1)	2,574 (+8%)	2mo	$285,000	$111	70
1409 Westwood Dr	0.17mi	4/2.0	2,110 (-11%)	3mo	$210,000	$100	70
1773 Richland Dr	0.50mi	4/2.0	2,554 (+7%)	1mo	$355,000	$139	64
4110 N 9th St	0.23mi	4/2.0	2,718 (+14%)	2mo	$275,000	$101	64
1841 Richland Dr	0.60mi	5/2.0 (+1)	2,471 (+4%)	1mo	$250,000	$101	60
683 Westwood Dr	0.52mi	3/3.0 (-1)	2,286 (-4%)	4mo	$277,000	$121	56
1932 Richland Dr	0.69mi	4/2.0	2,330 (-2%)	10mo	$255,000	$109	56
1513 Minter Ln	0.55mi	4/2.0	2,206 (-7%)	8mo	$135,000	$61	56
1726 Meadowbrook Dr	0.47mi	3/2.0 (-1)	2,112 (-11%)	3mo	$295,000	$140	52
651 Glendale Dr	0.58mi	3/2.0 (-1)	2,095 (-12%)	5mo	$239,900	$115	44
1627 Meadowbrook Dr	0.43mi	3/2.0 (-1)	2,028 (-15%)	10mo	$255,000	$126	42
633 Westwood Dr	0.63mi	4/3.0	2,083 (-13%)	5mo	$155,000	$74	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: 5.3%
• Equity multiple: 1.22×
• Total profit: $14,588
• Equity at exit: $35,785

10-year hold

• IRR: 19.0%
• Equity multiple: 2.98×
• Total profit: $132,847
• Equity at exit: $20,751

Cash invested: $67,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,958 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $593

Break-even live

Break-even rent $2,207

Max offer price $240,000

Occupancy floor 75%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	44d	1	0.23mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.54mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.41mi

Listing history 13 events

1. 2026-01-12
   status Pending
2. 2025-12-09
   historical Active Option Contract
3. 2025-12-06
   listed $240,000 Active
4. 2025-03-14
   soldstatus
5. 2019-06-24
   soldstatus
6. 2019-06-21
   soldstatus Sold 657-char remark

   Show marketing remark (657 chars)

   INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

7. 2019-06-09
   status Pending 657-char remark

   Show marketing remark (657 chars)

   INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

8. 2019-06-09
   status Active 657-char remark

   Show marketing remark (657 chars)

   INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

9. 2019-05-23
   historical 657-char remark

   Show marketing remark (657 chars)

   INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

10. 2019-05-22
    soldstatus
11. 2019-05-08
    listed $110,000 657-char remark

    Show marketing remark (657 chars)

    INVESTOR'S SPECIAL! Bring your skills and imagination and make update this home to your liking. Property will be auctioned off on June 9th at 2:00 pm. This is a cash sale and property will be sold as-is where-is. Seller reserves the right to accept or reject high bid. Accepted bid winner will sign contract at that time and hand over $5,000 earnest money check payable to First Texas Title. No option period or inspections allowed. Must close within 30 days, seller will pay for title policy and their portion of taxes. In-house bank loan with local bank will be allowed with bank letter, but is not subject to financing approval, conditions or appraisal.

12. 2013-06-24
    historical
13. 2012-07-03
    listed $89,900

ⓘ 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: $3,825 · $319/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$567/yr (+$47/mo · 14.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $35,492
• − Mortgage interest: −$13,444
• − Property taxes: −$3,825
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$6,982
• Taxable income: $3,565
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $6,257/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

+167.0% since first listed

13 events — show timeline

• 2026-01-12 Pending — NTREIS
• 2025-12-09 Contingent — NTREIS
• 2025-12-06 Listed $240,000 NTREIS
• 2025-03-14 Sold (Public Records) — Public Records
• 2019-06-24 Sold (Public Records) — Public Records
• 2019-06-21 Sold (MLS) — NTREIS
• 2019-06-09 Pending — NTREIS
• 2019-06-09 Relisted — NTREIS
• 2019-05-23 Listing Removed — NTREIS
• 2019-05-22 Sold (Public Records) — Public Records
• 2019-05-08 Listed $110,000 NTREIS
• 2013-06-24 Listing Removed — NTREIS
• 2012-07-03 Listed $89,900 NTREIS

Property tax history

+4.9%/yr

Latest (2025): $3,825 · +18.2% YoY. Source: county tax records.