2159 Anson Ave · Abilene, TX 79603

$149,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 4 Days on market

Built 1952 0.41 ac lot

---

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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! This 2 bedroom 1 bath home is ready for its next home owner to make it their own in Sears park area. Close proximity to parks, schools, shopping, and entertainment. It would be a great investment property that can be used as a rental or a rehab project. Buyer to verify all information. Home being SOLD AS IS!

Key facts

• New window units
• New privacy fence
• New ceiling fans

Tags

• LARGE LOT
• NEW COUNTERTOPS
• NEW BACKSPLASH
• NEW CEILING FANS
• NEW WINDOW UNITS
• NEW PRIVACY FENCE

Property features AI

Finance

• Other: Possession at closing/funding; Listing terms: Exclusive right to sell; Listing status: Active
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Second mortgage: No; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: Detached carport; On-site parking; One covered parking space; One carport space
• Utilities: City water; City sewer; Curbs; All-weather road; Individual gas meter; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Built in 1952; Subdivision: Dellis & Paxton Of Merchant Pa
• Construction: Year built 1952
• Exterior features: Covered front porch; Covered patio/porch

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Primary bedroom (level 1); Two total bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Built-in features; Vaulted ceilings; One living area; One dining area; Total rooms: 2; One level
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 10.4% 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 (+40.2%/yr); 86 active listings in the ZIP; 3 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).
• This rent runs 40% of the median local income ($54k/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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

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: 1.21% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2159 Anson Ave	0.00mi	2/1.0	832 (0%)	8mo	$69,900	$84	93
2841 Old Anson Rd	0.08mi	2/1.0	932 (+12%)	0mo	$150,000	$161	76
1225 Anson Ave	0.65mi	2/1.0	875 (+5%)	6mo	$140,000	$160	56
2781 Orange St	0.57mi	3/1.0 (+1)	880 (+6%)	21mo	$49,900	$57	41
2482 Beech St	0.69mi	1/1.0 (-1)	720 (-14%)	12mo	$32,000	$44	30

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: 10.2%
• Equity multiple: 1.43×
• Total profit: $17,756
• Equity at exit: $22,216

10-year hold

• IRR: 22.9%
• Equity multiple: 3.41×
• Total profit: $100,369
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $509

Break-even live

Break-even rent $1,157

Max offer price $149,000

Occupancy floor 67%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	0.11mi
2410 N Willis St Abilene, TX	1.0	1.0	645	$1,100	$1.71	13d	1	1.36mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	43d	1	1.36mi

Listing history 5 events

1. 2026-06-19
   days on market $149,000 Active 4 DOM
2. 2026-06-18
   days on market $149,000 Active 3 DOM
3. 2026-06-17
   days on market $149,000 Active 2 DOM
4. 2026-06-15
   remarks 634-char remark
5. 2026-06-15
   listed $149,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $850 · $71/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,877/yr (+$156/mo · 220.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $21,620
• − Mortgage interest: −$8,346
• − Property taxes: −$850
• − Insurance: −$745
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,335
• Taxable income: $3,885
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $5,176/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

+113.2% since first listed

11 events — show timeline

• 2026-06-15 Listed $149,000 NTREIS
• 2025-10-17 Sold (MLS) — NTREIS
• 2025-07-25 Sold (Public Records) — Public Records
• 2025-07-06 Pending — NTREIS
• 2025-07-01 Contingent — NTREIS
• 2025-05-31 Listed $69,900 NTREIS
• 2025-05-31 Relisted — NTREIS
• 2025-05-30 Listing Removed — NTREIS
• 2022-08-17 Pending — NTREIS
• 2022-08-08 Listed $69,900 NTREIS
• 2006-08-23 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $850 · +8.3% YoY. Source: county tax records.