1733 Palm St · Abilene, TX 79602

$159,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 22 Days on market

Built 1952 6,011 sqft lot Est $220k · 27% 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

Tons of value add potential in this investment! Perfect flip or add to your rental-Airbnb portfolio with close proximity to McMurry University and central to local amenities. This house would also make a great affordable family home for the first-time home buyer. 'Feels like home' comes to mind as you walk in and the only thing missing is your ideas and personal touch! You'll love the large master bedroom and enclosed back porch! Don't hesitate, inquire about this one now!

Key facts

• Extended open patio
• Newer water heater
• New blinds

Tags

• SCREENED-IN BACK PATIO
• EXTENDED OPEN PATIO
• GENEROUSLY SIZED BACKYARD
• NEWER WATER HEATER
• UPDATED KITCHEN PAINT
• NEW BLINDS

Property features AI

Finance

• HOA & community: No association; Community curbs

Exterior

• Parking: Attached carport; Garage (1 car) — garage faces front; Covered parking for 2 vehicles (including carport)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1952; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered, screened porch; Wood fencing in backyard; Grassed yard; Interior lot; Curbs

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom (one level) — includes ensuite bath, built-in desk and walk-in closet; Bedroom (one level); Bedroom (one level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Ceiling fan(s)
• Interior features: Walk-in closet(s); Built-in cabinets in kitchen; Built-in desk in primary bedroom; Ensuite bath in primary bedroom; Medicine cabinet
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 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); 370 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 34% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.59% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $219,579
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1733 Palm St	0.00mi	3/2.0	1,381 (0%)	0mo	$159,900	$116	100
1701 S 21st St	0.43mi	3/2.0	1,384 (+0%)	2mo	$199,900	$144	78
1150 S 15th St	0.29mi	3/2.0	1,293 (-6%)	2mo	$146,900	$114	74
2026 S 20th St	0.46mi	3/2.0	1,448 (+5%)	1mo	$199,900	$138	70
1309 Chestnut St	0.52mi	4/2.0 (+1)	1,400 (+1%)	0mo	$260,000	$186	68
2209 Poplar St	0.45mi	4/1.0 (+1)	1,328 (-4%)	1mo	$145,000	$109	63
1110 Amarillo St	0.72mi	3/1.0	1,368 (-1%)	1mo	$119,900	$88	60
1749 S 21	0.46mi	2/2.0 (-1)	1,269 (-8%)	1mo	$219,500	$173	59
2002 S 20th St	0.43mi	3/2.0	1,214 (-12%)	2mo	$194,900	$161	58
1134 Elm St	0.60mi	3/2.0	1,254 (-9%)	2mo	$203,000	$162	55
2050 Fulton St	0.45mi	3/1.0	1,224 (-11%)	3mo	$200,000	$163	53
1701 S 23rd St	0.55mi	3/2.0	1,188 (-14%)	1mo	$189,000	$159	50

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: 22.3%
• Equity multiple: 1.97×
• Total profit: $43,517
• Equity at exit: $23,842

10-year hold

• IRR: 33.4%
• Equity multiple: 4.83×
• Total profit: $171,411
• Equity at exit: $13,825

Cash invested: $44,772 (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: 370
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$839
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $878

Break-even live

Break-even rent $1,438

Max offer price $159,900

Occupancy floor 61%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	0.45mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.46mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	0.83mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.99mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.05mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	1.07mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	1.24mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	13d	1	1.24mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.27mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.38mi

Listing history 19 events

1. 2026-05-15
   status Pending
2. 2026-04-28
   historical Active Option Contract
3. 2026-04-23
   listed $159,900 Active
4. 2026-04-10
   historical $1,895
5. 2026-04-08
   listed $1,895
6. 2026-04-07
   historical $1,895
7. 2026-04-07
   listed $1,895
8. 2024-02-14
   historical $1,295
9. 2024-02-09
   listed $1,295
10. 2023-08-31
    soldstatus
11. 2023-08-30
    soldstatus Closed 477-char remark

    Show marketing remark (477 chars)

    Tons of value add potential in this investment! Perfect flip or add to your rental-Airbnb portfolio with close proximity to McMurry University and central to local amenities. This house would also make a great affordable family home for the first-time home buyer. 'Feels like home' comes to mind as you walk in and the only thing missing is your ideas and personal touch! You'll love the large master bedroom and enclosed back porch! Don't hesitate, inquire about this one now!

12. 2023-08-20
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Tons of value add potential in this investment! Perfect flip or add to your rental-Airbnb portfolio with close proximity to McMurry University and central to local amenities. This house would also make a great affordable family home for the first-time home buyer. 'Feels like home' comes to mind as you walk in and the only thing missing is your ideas and personal touch! You'll love the large master bedroom and enclosed back porch! Don't hesitate, inquire about this one now!

13. 2023-08-01
    historical Active Option Contract 477-char remark

    Show marketing remark (477 chars)

    Tons of value add potential in this investment! Perfect flip or add to your rental-Airbnb portfolio with close proximity to McMurry University and central to local amenities. This house would also make a great affordable family home for the first-time home buyer. 'Feels like home' comes to mind as you walk in and the only thing missing is your ideas and personal touch! You'll love the large master bedroom and enclosed back porch! Don't hesitate, inquire about this one now!

14. 2023-07-27
    listed $114,900 Active 477-char remark

    Show marketing remark (477 chars)

    Tons of value add potential in this investment! Perfect flip or add to your rental-Airbnb portfolio with close proximity to McMurry University and central to local amenities. This house would also make a great affordable family home for the first-time home buyer. 'Feels like home' comes to mind as you walk in and the only thing missing is your ideas and personal touch! You'll love the large master bedroom and enclosed back porch! Don't hesitate, inquire about this one now!

15. 2010-04-14
    soldstatus
16. 2010-04-12
    soldstatus 3-char remark

    Show marketing remark (3 chars)

    CBP

17. 2010-03-18
    listed $76,000 3-char remark

    Show marketing remark (3 chars)

    CBP

18. 2010-03-18
    historical 3-char remark

    Show marketing remark (3 chars)

    CBP

19. 1992-09-16
    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: $2,767 · $231/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$159/yr (+$13/mo · 5.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 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: $30,584
• − Mortgage interest: −$8,957
• − Property taxes: −$2,767
• − Insurance: −$800
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$4,652
• Taxable income: $8,515
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $8,489/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

+110.4% since first listed

19 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-23 Listed $159,900 NTREIS
• 2026-04-10 Rental Removed $1,895 APPFOLIO
• 2026-04-08 Listed for Rent $1,895 APPFOLIO
• 2026-04-07 Rental Removed $1,895 NTREIS
• 2026-04-07 Listed for Rent $1,895 NTREIS
• 2024-02-14 Rental Removed $1,295 NTREIS
• 2024-02-09 Listed for Rent $1,295 NTREIS
• 2023-08-31 Sold (Public Records) — Public Records
• 2023-08-30 Sold (MLS) — NTREIS
• 2023-08-20 Pending — NTREIS
• 2023-08-01 Contingent — NTREIS
• 2023-07-27 Listed $114,900 NTREIS
• 2010-04-14 Sold (Public Records) — Public Records
• 2010-04-12 Sold (MLS) — NTREIS
• 2010-03-18 Listing Removed — NTREIS
• 2010-03-18 Listed $76,000 NTREIS
• 1992-09-16 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,767 · +5.2% YoY. Source: county tax records.