1226 Meander St · Abilene, TX 79602

$245,000

4 bd · 2.5 ba · 1,468 sqft · SingleFamily public records · 24 Days on market

Built 1927 7,275 sqft lot Est $203k · 21% over ↓ 2% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.1/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

Key facts

• Inviting front porch
• Remodeled home
• 7,275 sq ft lot

Tags

• CRAFTSMAN-STYLE BUNGALOW
• INVITING FRONT PORCH
• REMODELED HOME
• MODERN AND FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Listing accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; Driveway
• Security: Smoke detectors
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1927; One story; Not attached to another dwelling; Subdivision: Highland Add
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Utilities easement; City water; City sewer

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cable TV available; Wainscoting; One living area; One dining area; Total of 5 rooms; One-level layout
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.8% 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); 374 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1927 — 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 $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.31% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $202,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2335 S 10th St	0.36mi	3/2.0 (-1)	1,452 (-1%)	2mo	$225,000	$155	73
1110 Amarillo St	0.15mi	3/1.0 (-1)	1,368 (-7%)	1mo	$119,900	$88	70
1441 Peach St	0.38mi	3/2.0 (-1)	1,420 (-3%)	4mo	$180,000	$127	67
866 Grand Ave	0.47mi	3/2.0 (-1)	1,537 (+5%)	3mo	$249,900	$163	61
1309 Chestnut St	0.66mi	4/2.0	1,400 (-5%)	1mo	$260,000	$186	59
1126 Peach St	0.23mi	3/1.0 (-1)	1,308 (-11%)	3mo	$169,000	$129	57
2026 S 20th St	0.70mi	3/2.0 (-1)	1,448 (-1%)	1mo	$199,900	$138	57
901 Sycamore St	0.64mi	3/1.0 (-1)	1,458 (-1%)	2mo	$110,000	$75	56
1733 Palm St	0.57mi	3/2.0 (-1)	1,381 (-6%)	1mo	$159,900	$116	56
709 Jeanette St	0.55mi	3/1.0 (-1)	1,554 (+6%)	3mo	$230,000	$148	51
1150 S 15th St	0.57mi	3/2.0 (-1)	1,293 (-12%)	2mo	$146,900	$114	45
1134 Elm St	0.49mi	3/2.0 (-1)	1,254 (-15%)	2mo	$203,000	$162	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: 8.3%
• Equity multiple: 1.35×
• Total profit: $23,670
• Equity at exit: $36,530

10-year hold

• IRR: 21.6%
• Equity multiple: 3.31×
• Total profit: $158,125
• 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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 374
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$432 /mo · $5,188/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $726

Break-even live

Break-even rent $2,303

Max offer price $245,000

Occupancy floor 72%

Sensitivity live

Price	-10% $864	-5% $795	+0% $726	+5% $656	+10% $587
Rent	-10% $471	-5% $598	+0% $726	+5% $853	+10% $980
Rate	-1.0pp $849	-0.5pp $788	base $726	+0.5pp $662	+1.0pp $598

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	15d	1	0.15mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	23d	1	0.57mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	0.78mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	15d	1	0.92mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	15d	1	1.00mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.02mi

Listing history 24 events

1. 2026-06-17
   status $245,000 Pending 24 DOM
2. 2026-06-16
   days on market $245,000 Active Option Contract 24 DOM
3. 2026-06-15
   days on market $245,000 Active Option Contract 23 DOM
4. 2026-06-14
   days on market $245,000 Active Option Contract 21 DOM
5. 2026-06-13
   days on market $245,000 Active Option Contract 20 DOM
6. 2026-06-10
   days on market $245,000 Active Option Contract 18 DOM
7. 2026-06-09
   days on market $245,000 Active Option Contract 17 DOM
8. 2026-06-08
   days on market $245,000 Active Option Contract 16 DOM
9. 2026-06-07
   statusdays on market $245,000 Active Option Contract 15 DOM
10. 2026-06-03
    days on market $245,000 Active 11 DOM
11. 2026-06-02
    days on market $245,000 Active 10 DOM
12. 2026-06-01
    days on market $245,000 Active 9 DOM
13. 2026-05-31
    days on market $245,000 Active 8 DOM
14. 2026-05-30
    days on market $245,000 Active 7 DOM
15. 2026-05-06
    listed $245,000 Active
16. 2024-04-16
    soldstatus
17. 2024-04-15
    soldstatus Closed 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

18. 2024-03-23
    status Pending 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

19. 2024-03-16
    historical Active Option Contract 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

20. 2024-03-05
    price $229,000 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

21. 2024-02-23
    price $248,000 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

22. 2024-02-02
    price $249,000 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

23. 2024-01-31
    listed $250,000 Active 968-char remark

    Show marketing remark (968 chars)

    Discover timeless elegance in this historic, Sayles-Boulevard-area Craftsman cottage. Meticulously renovated, this residence has been stripped down to the studs, featuring brand-new systems - HVAC, plumbing, sewer line, roof, and electrical, ensuring modern convenience and peace of mind. The heart of the home - the kitchen - boasts full-height custom cabinets that maximize the 9-foot ceilings and are paired with stainless steel appliances. Relax on the front porch with a charming swing, enjoying Texas evenings. With 4 bedrooms 2 full baths, and 1 half bath, there's room for all. Luxury vinyl plank flooring throughout the entire home, offering both elegance and easy maintenance. The fourth bedroom features a separate side entrance, perfect for a home office or guest suite. Two-car carport doubles as shady backyard pavilion for outdoor gatherings. Don't miss this opportunity to own a piece of Abilene's history, thoughtfully updated for contemporary living.

24. 2023-07-21
    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: $5,188 · $432/mo
• Projected year-2 tax: $5,188 · $432/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $38,657
• − Mortgage interest: −$13,724
• − Property taxes: −$5,188
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − Depreciation: −$7,127
• Taxable income: $5,208
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $7,458/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

-2.0% since first listed

10 events — show timeline

• 2026-05-06 Listed $245,000 NTREIS
• 2024-04-16 Sold (Public Records) — Public Records
• 2024-04-15 Sold (MLS) — NTREIS
• 2024-03-23 Pending — NTREIS
• 2024-03-16 Contingent — NTREIS
• 2024-03-05 Price Changed $229,000 NTREIS
• 2024-02-23 Price Changed $248,000 NTREIS
• 2024-02-02 Price Changed $249,000 NTREIS
• 2024-01-31 Listed $250,000 NTREIS
• 2023-07-21 Sold (Public Records) — Public Records

Property tax history

+23.7%/yr

Latest (2025): $5,188 · +357.8% YoY. Source: county tax records.