809 Milford St · Abilene, TX 79601

$245,000

4 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 1 Days on market

Built 1973 8,407 sqft lot Est $244k · at est.

---

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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.4/15.0
• 1% rule +6.7/10.0
• 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

Great 4 bedroom 2 bath 2 living--2nd living could be small 5th bedroom! Very well-maintained home, updated heat & air, newer windows, washer-dryer-fridge can stay, laundry in garage. Two-car rear-entry garage.

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Deed restrictions
• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (approx. 22' wide x 23' long); 2 covered parking spaces
• Utilities: City water; City sewer; Property in a municipal utility district
• Home design: Single-family residence; Attached property; Built in 1973; Composition roof; Slab foundation
• Construction: Composition roof; Slab foundation; Built in 1973
• Exterior features: Wood fencing; Alley access

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 4 bedrooms (primary bedroom on level 1, approx. 14 x 12)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; Two living areas; One dining area; One level
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 9.0% 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: Taylor El (math 32% / reading 44%, grade F, #1,709 of 4,322 statewide, top 40%, 658 students, 66% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,863/mo this rent would consume 64% of the median local household income ($54k/yr) (locally 1240% 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 $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $245,000

Questions for the listing agent

1. Built in 1973 — 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: 1.17% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $244,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Milford St	0.00mi	4/2.0	1,796 (0%)	1mo	$245,000	$136	100
818 Avenue F	0.13mi	3/2.0 (-1)	1,745 (-3%)	4mo	$239,900	$137	81
849 Harwell St	0.21mi	3/2.0 (-1)	1,920 (+7%)	3mo	$220,000	$115	71
810 Harwell St	0.15mi	3/2.0 (-1)	1,972 (+10%)	2mo	$255,000	$129	70
642 Harwell St	0.12mi	3/2.0 (-1)	1,635 (-9%)	6mo	$175,000	$107	69
933 Avenue F	0.28mi	3/2.0 (-1)	1,608 (-10%)	1mo	$270,000	$168	64
825 Kenwood Dr	0.56mi	3/2.0 (-1)	1,761 (-2%)	6mo	$239,825	$136	61
641 Green Valley Dr	0.26mi	3/2.0 (-1)	2,036 (+13%)	0mo	$283,000	$139	60
1034 Piedmont Dr	0.28mi	3/2.0 (-1)	1,538 (-14%)	0mo	$275,000	$179	58
1330 Ruswood Dr	0.50mi	3/2.0 (-1)	1,934 (+8%)	3mo	$239,900	$124	56
942 E North 12th St	0.52mi	3/2.0 (-1)	1,908 (+6%)	6mo	$214,900	$113	56
914 Ruswood Cir	0.50mi	3/2.0 (-1)	1,608 (-10%)	3mo	$235,000	$146	51

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $11,062
• Equity at exit: $36,530

10-year hold

• IRR: 17.7%
• Equity multiple: 2.82×
• Total profit: $124,517
• Equity at exit: $21,183

Cash invested: $68,600 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $559

Break-even live

Break-even rent $2,156

Max offer price $245,000

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	43d	1	0.02mi
758 E North 10th St Abilene, TX	4.0	2.0	2366	$2,300	$0.97	43d	1	0.37mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	13d	1	1.25mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.26mi

Listing history 3 events

1. 2026-05-29
   status Pending
2. 2026-05-29
   listed $245,000 Active
3. 1995-01-11
   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: $3,795 · $316/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$688/yr (+$57/mo · 18.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $34,357
• − Mortgage interest: −$13,724
• − Property taxes: −$3,795
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − Depreciation: −$7,127
• Taxable income: $2,989
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $5,987/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

3 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-29 Listed $245,000 NTREIS
• 1995-01-11 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,795 · +2.6% YoY. Source: county tax records.