1026 S Crockett · Abilene, TX 79605

$175,000

2 bd · 1.0 ba · 1,487 sqft · SingleFamily · 19 Days on market

Built 1953 Good condition 6,926 sqft lot Est $208k · 16% 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 +25.9/30.0
• ARV discount +14.7/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home with extra space? This 2-bedroom, 1-bath home offers more than meets the eye, featuring two living areas, with one providing the flexibility to serve as a third bedroom, home office, playroom, or hobby space. A separate dining area adds to the home's functional layout. The property has seen updates in recent years, making it move-in ready while still leaving room for your personal touches. Outside, you'll find a large backyard with plenty of space for kids, pets, gardening, or entertaining, plus a storage shed for your tools and equipment. Whether you're a first-time buyer, looking to downsize, or searching for an investment property, this home offers great va

Key facts

• Large backyard
• Two living areas
• Storage shed

Tags

• TWO LIVING AREAS
• SEPARATE DINING AREA
• LARGE BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Deed restrictions apply
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with space for 2 vehicles
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence (attached); Built in 1953; Preowned
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood fencing; Lot under 0.5 acre (approx. 0.159 acres); Located in Elmwood West subdivision

Interior

• Kitchen: Built-in cabinets; Granite countertop; Dishwasher; Gas range; Microwave
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Granite counters; High-speed internet available; 5 total rooms; One-level home
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+32.1%/yr); 109 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $208,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 S San Jose Dr	0.15mi	3/1.5 (+1)	1,400 (-6%)	2mo	$212,000	$151	75
1266 Buccaneer Dr	0.44mi	3/1.0 (+1)	1,502 (+1%)	3mo	$130,000	$87	70
734 S Jefferson Dr	0.34mi	3/2.0 (+1)	1,546 (+4%)	1mo	$215,500	$139	67
1058 Westridge Dr	0.46mi	3/2.0 (+1)	1,468 (-1%)	4mo	$210,000	$143	64
826 S La Salle Dr	0.23mi	3/1.0 (+1)	1,309 (-12%)	1mo	$152,500	$117	63
1325 S San Jose Dr	0.35mi	3/1.5 (+1)	1,396 (-6%)	5mo	$175,000	$125	62
7631 Hudson Way	0.40mi	3/2.0 (+1)	1,573 (+6%)	3mo	$315,000	$200	60
5310 Fairmont St	0.46mi	3/2.0 (+1)	1,389 (-7%)	4mo	$195,000	$140	55
1026 S Pioneer Dr	0.32mi	3/2.0 (+1)	1,344 (-10%)	7mo	$175,000	$130	54
918 Buccaneer Dr	0.40mi	3/2.0 (+1)	1,332 (-10%)	1mo	$210,000	$158	54
1353 S San Jose Dr	0.44mi	3/2.0 (+1)	1,293 (-13%)	5mo	$190,000	$147	44
4225 S 6th St	0.60mi	3/2.0 (+1)	1,322 (-11%)	1mo	$169,900	$129	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: 5.0%
• Equity multiple: 1.20×
• Total profit: $10,030
• Equity at exit: $26,093

10-year hold

• IRR: 18.6%
• Equity multiple: 2.92×
• Total profit: $94,044
• Equity at exit: $15,131

Cash invested: $49,000 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $430

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	21d	1	0.22mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	44d	1	0.48mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	13d	1	0.89mi
728 Redbird Ln Abilene, TX	2.0	1.5	994	$1,695	$1.71	13d	1	0.98mi
2301 Post Oak Rd Unit B Abilene, TX	1.0	1.0	945	$1,995	$2.11	21d	1	1.33mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	1.35mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.41mi

Listing history 15 events

1. 2026-06-19
   days on market $175,000 Active 19 DOM
2. 2026-06-18
   days on market $175,000 Active 18 DOM
3. 2026-06-17
   days on market $175,000 Active 17 DOM
4. 2026-06-16
   days on market $175,000 Active 16 DOM
5. 2026-06-15
   statusdays on market $175,000 Active 15 DOM
6. 2026-06-14
   days on market $175,000 Active Option Contract 13 DOM
7. 2026-06-13
   days on market $175,000 Active Option Contract 12 DOM
8. 2026-06-10
   days on market $175,000 Active Option Contract 10 DOM
9. 2026-06-09
   days on market $175,000 Active Option Contract 9 DOM
10. 2026-06-08
    days on market $175,000 Active Option Contract 8 DOM
11. 2026-06-07
    days on market $175,000 Active Option Contract 7 DOM
12. 2026-06-03
    statusdays on market $175,000 Active Option Contract 3 DOM
13. 2026-06-02
    days on market $175,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,903
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$5,091
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $4,554/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home offers a good condition with recent updates, making it an attractive option for buyers or investors.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both replace ceiling fan — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both replace ceiling fan — improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

1 event — show timeline

• 2026-05-31 Listed $175,000 NTREIS