1725 Graham St · Abilene, TX 79603

$169,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 20 Days on market

Built 1956 7,754 sqft lot Est $146k · 16% over

---

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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

OWNER AGENT-- RECENTLY UPDATED AND REMODELED, UPDATED APPLIANCES, PAINT AND UPDATED CH-CA. ALL HARD SURFACE FLOORS W NO CARPET. SPLIT FLOOR PLAN. CURRENTLY USED AS A SHORT TERM FURNISHED RENTAL $400 A NIGHT--SO WE WILL HAVE TO WORK SHOWINGS AROUND STAYS.

Key facts

• 7,754 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Martinez El (math 30% / reading 23%, grade F, #2,927 of 4,322 statewide, top 68%, 412 students, 94% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,028/mo this rent would consume 45% 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 $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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1956 — 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.19% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $145,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Graham St	0.00mi	3/1.0 (+1)	1,050 (0%)	1mo	$169,900	$162	94
1350 Lillius St	0.32mi	2/1.0	1,076 (+2%)	1mo	$150,000	$139	80
1782 N 15th St	0.38mi	3/1.0 (+1)	1,050 (0%)	2mo	$135,000	$129	75
1950 Fannin St	0.55mi	2/1.0	1,048 (-0%)	2mo	$157,500	$150	72
1433 Park Ave	0.29mi	3/1.0 (+1)	967 (-8%)	5mo	$129,900	$134	65
1342 Burger St	0.57mi	2/1.0	1,009 (-4%)	6mo	$135,000	$134	62
1417 Burger St	0.52mi	3/1.0 (+1)	983 (-6%)	4mo	$96,500	$98	57
1733 N Mockingbird Ln	0.57mi	3/2.0 (+1)	1,006 (-4%)	1mo	$181,500	$180	56
941 Westmoreland St	0.68mi	3/2.0 (+1)	1,080 (+3%)	1mo	$129,900	$120	54
1625 Briarwood St	0.71mi	3/1.0 (+1)	961 (-8%)	4mo	$159,900	$166	45
1757 Briarwood St	0.71mi	3/1.0 (+1)	1,184 (+13%)	0mo	$70,000	$59	40
1910 Burger St	0.48mi	3/3.0 (+1)	1,188 (+13%)	3mo	$187,000	$157	40

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $14,847
• Equity at exit: $25,333

10-year hold

• IRR: 20.7%
• Equity multiple: 3.15×
• Total profit: $102,434
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$891
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $497

Break-even live

Break-even rent $1,398

Max offer price $169,900

Occupancy floor 70%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.34mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	0.34mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	20d	1	0.48mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	13d	1	0.90mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	20d	1	0.92mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	1.08mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	20d	1	1.09mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	43d	1	1.19mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	1.22mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.25mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.35mi
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	43d	1	1.39mi

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-05
   listed $169,900 Active
3. 2020-10-21
   historical
4. 2020-10-15
   listed $119,900 Active
5. 2017-07-07
   historical
6. 2017-04-01
   price $84,900
7. 2017-03-16
   listed $59,900 Active
8. 2009-09-23
   soldstatus
9. 2007-09-20
   soldstatus
10. 2003-10-16
    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: $1,712 · $143/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,397/yr (+$116/mo · 81.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $24,331
• − Mortgage interest: −$9,517
• − Property taxes: −$1,712
• − Insurance: −$850
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$4,943
• Taxable income: $3,417
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $5,148/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

+183.6% since first listed

10 events — show timeline

• 2026-04-25 Pending — NTREIS
• 2026-04-05 Listed $169,900 NTREIS
• 2020-10-21 Listing Removed — NTREIS
• 2020-10-15 Listed $119,900 NTREIS
• 2017-07-07 Listing Removed — NTREIS
• 2017-04-01 Price Changed $84,900 NTREIS
• 2017-03-16 Listed $59,900 NTREIS
• 2009-09-23 Sold (Public Records) — Public Records
• 2007-09-20 Sold (Public Records) — Public Records
• 2003-10-16 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,712 · +6.7% YoY. Source: county tax records.