1925 Chestnut St · Abilene, TX 79602

$189,900

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 18 Days on market

Built 1942 8,276 sqft lot Est $208k · 9% 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 +29.7/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Lots of updates!! Fresh paint, ceramic tile on kitchen counter tops, refinished hardwood floors, etc. 1552 sq. ft. per appraiser. Looks great!!

Key facts

• Hard wood floors
• Decorative fireplace
• Laundry room

Tags

• PRIMARY BEDROOM
• BARN DOOR
• LAUNDRY ROOM
• HARD WOOD FLOORS
• DECORATIVE FIREPLACE
• DINING SPACE

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, VA financing; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage with single doors; Garage faces front; Garage approx. 18 ft wide by 18 ft deep
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Not attached to another property; Subdivision: Belmont Add
• Construction: Built in 1942; Frame construction; Composition and other roofing; Pillar/post/pier foundation
• Exterior features: Front porch; Rear porch; Patio; Few trees; Landscaped yard

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: Primary bedroom on level 1 (approx. 20 x 15)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling components
• Interior features: Tile countertops; Window coverings; One living area; One dining area; Two total interior rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 9 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 36% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.40% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $207,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1457 S 18th St	0.39mi	3/1.0	1,454 (-6%)	5mo	$177,490	$122	67
1841 Sycamore St	0.10mi	3/2.0	1,778 (+15%)	1mo	$219,900	$124	66
1733 Palm St	0.39mi	3/2.0	1,381 (-11%)	1mo	$159,900	$116	59
2302 Vine St	0.69mi	3/2.0	1,524 (-2%)	6mo	$229,000	$150	56
1441 Peach St	0.55mi	3/2.0	1,420 (-8%)	4mo	$180,000	$127	53
2209 Poplar St	0.39mi	4/1.0 (+1)	1,328 (-14%)	1mo	$145,000	$109	52
1726 Palm St	0.42mi	4/2.0 (+1)	1,716 (+11%)	3mo	$65,000	$38	51
1701 S 21st St	0.57mi	3/2.0	1,384 (-11%)	2mo	$199,900	$144	50
2026 S 20th St	0.74mi	3/2.0	1,448 (-7%)	1mo	$199,900	$138	50
1317 Chestnut St	0.58mi	3/2.0	1,384 (-11%)	4mo	$228,000	$165	48
1309 Chestnut St	0.59mi	4/2.0 (+1)	1,400 (-10%)	1mo	$260,000	$186	47
1350 Jeanette St	0.72mi	3/2.0	1,348 (-13%)	5mo	$180,000	$134	36

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: 12.3%
• Equity multiple: 1.52×
• Total profit: $27,531
• Equity at exit: $28,315

10-year hold

• IRR: 25.0%
• Equity multiple: 3.73×
• Total profit: $145,228
• Equity at exit: $16,419

Cash invested: $53,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$996
• Tax from tax record: −$334 /mo · $4,013/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $693

Break-even live

Break-even rent $1,784

Max offer price $189,900

Occupancy floor 69%

Sensitivity live

Price	-10% $801	-5% $747	+0% $693	+5% $639	+10% $586
Rent	-10% $483	-5% $588	+0% $693	+5% $798	+10% $903
Rate	-1.0pp $789	-0.5pp $741	base $693	+0.5pp $644	+1.0pp $594

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	15d	1	0.23mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	15d	1	0.77mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	15d	1	0.97mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	22d	1	1.00mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	1.11mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	22d	1	1.18mi
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	1.20mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	22d	1	1.37mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	22d	1	1.37mi

Listing history 13 events

1. 2026-06-22
   days on market $189,900 Active 18 DOM
2. 2026-06-19
   days on market $189,900 Active 16 DOM
3. 2026-06-18
   days on market $189,900 Active 15 DOM
4. 2026-06-17
   days on market $189,900 Active 14 DOM
5. 2026-06-16
   days on market $189,900 Active 13 DOM
6. 2026-06-15
   days on market $189,900 Active 12 DOM
7. 2026-06-14
   pricedays on market $189,900 Active 10 DOM
8. 2026-06-13
   days on market $199,900 Active 9 DOM
9. 2026-06-10
   days on market $199,900 Active 7 DOM
10. 2026-06-09
    days on market $199,900 Active 6 DOM
11. 2026-06-08
    days on market $199,900 Active 5 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $199,900 Active 4 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: $4,013 · $334/mo
• Projected year-2 tax: $4,013 · $334/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $31,935
• − Mortgage interest: −$10,637
• − Property taxes: −$4,013
• − Insurance: −$950
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$5,524
• Taxable income: $5,702
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $6,948/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

+150.2% since first listed

6 events — show timeline

• 2026-05-31 Listed $199,900 NTREIS
• 2024-03-25 Sold (Public Records) — Public Records
• 2011-02-22 Sold (Public Records) — Public Records
• 2011-02-17 Sold (MLS) — NTREIS
• 2011-01-17 Listing Removed — NTREIS
• 2010-08-09 Listed $79,900 NTREIS

Property tax history

+6.6%/yr

Latest (2025): $4,013 · +0.1% YoY. Source: county tax records.