1783 N 12th St · Abilene, TX 79603

$190,000

3 bd · 4.0 ba · 1,728 sqft · MultiFamily public records · 237 Days on market

Built 1947 8,538 sqft lot $110/sqft · 25% above area Est $152k · 25% over

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Income producing property, both units currently leased. 1781 is a one-bedroom unit currently leased at $900 per month and 1783 is a two-bedroom unit, currently leased at $900 per month. This unit has a long term tenant and has not had any updates completed. 1783 has wood flooring, gas central heat, electric central air, gas water heater. 1781 has been updated throughout and has an electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Property is across the street from Martinez. Hendrick Health System, HSU and downtown Abilene are also close by. Professionally managed by Absolute Real Estate Management. Historical data available upon request. Contact us today to arrange your private showing.

Key facts

• Wood flooring
• Electric central air
• Gas water heater

Tags

• FENCED BACK YARD
• WOOD FLOORING
• GAS CENTRAL HEAT
• ELECTRIC CENTRAL AIR
• GAS WATER HEATER
• ELECTRIC WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/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: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: schools D+, 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.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,486/mo this rent would consume 78% 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 1947 — 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.64%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $151,599
• List price: $190,000
• Delta: 25.33%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1766 N 9th St	0.19mi	4/2.0 (+1)	1,532 (-11%)	8mo	$170,000	$111	52

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: 33.3%
• Equity multiple: 2.50×
• Total profit: $79,837
• Equity at exit: $28,330

10-year hold

• IRR: 42.9%
• Equity multiple: 6.12×
• Total profit: $272,231
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,486 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$231 /mo · $2,778/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $1,447

Break-even live

Break-even rent $1,654

Max offer price $190,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,554	-5% $1,501	+0% $1,447	+5% $1,393	+10% $1,339
Rent	-10% $1,172	-5% $1,309	+0% $1,447	+5% $1,585	+10% $1,722
Rate	-1.0pp $1,543	-0.5pp $1,495	base $1,447	+0.5pp $1,398	+1.0pp $1,348

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,692
1× unit	2	1	$1,794
Total (2 units)			$3,486

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	22d	1	0.40mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	0.40mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	14d	1	0.82mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	22d	1	0.83mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	14d	1	0.84mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	22d	1	1.35mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	1.41mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	22d	1	1.43mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	14d	1	1.46mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	14d	1	1.48mi

Listing history 38 events

1. 2026-06-19
   days on market $190,000 Active 237 DOM
2. 2026-06-18
   days on market $190,000 Active 236 DOM
3. 2026-06-17
   days on market $190,000 Active 235 DOM
4. 2026-06-16
   days on market $190,000 Active 234 DOM
5. 2026-06-15
   days on market $190,000 Active 233 DOM
6. 2026-06-14
   days on market $190,000 Active 231 DOM
7. 2026-06-13
   days on market $190,000 Active 230 DOM
8. 2026-06-10
   days on market $190,000 Active 228 DOM
9. 2026-06-09
   days on market $190,000 Active 227 DOM
10. 2026-06-08
    days on market $190,000 Active 226 DOM
11. 2026-06-07
    days on market $190,000 Active 225 DOM
12. 2026-06-03
    days on market $190,000 Active 221 DOM
13. 2026-06-02
    days on market $190,000 Active 220 DOM
14. 2026-06-01
    days on market $190,000 Active 219 DOM
15. 2026-05-31
    days on market $190,000 Active 218 DOM
16. 2026-05-30
    days on market $190,000 Active 217 DOM
17. 2025-11-10
    price $190,000 759-char remark

    Show marketing remark (759 chars)

    Income producing property, both units currently leased. 1781 is a one-bedroom unit currently leased at $900 per month and 1783 is a two-bedroom unit, currently leased at $900 per month. This unit has a long term tenant and has not had any updates completed. 1783 has wood flooring, gas central heat, electric central air, gas water heater. 1781 has been updated throughout and has an electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Property is across the street from Martinez. Hendrick Health System, HSU and downtown Abilene are also close by. Professionally managed by Absolute Real Estate Management. Historical data available upon request. Contact us today to arrange your private showing.

18. 2025-10-25
    listed $195,000 Active 759-char remark

    Show marketing remark (759 chars)

    Income producing property, both units currently leased. 1781 is a one-bedroom unit currently leased at $900 per month and 1783 is a two-bedroom unit, currently leased at $900 per month. This unit has a long term tenant and has not had any updates completed. 1783 has wood flooring, gas central heat, electric central air, gas water heater. 1781 has been updated throughout and has an electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Property is across the street from Martinez. Hendrick Health System, HSU and downtown Abilene are also close by. Professionally managed by Absolute Real Estate Management. Historical data available upon request. Contact us today to arrange your private showing.

19. 2023-05-12
    soldstatus Closed 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

20. 2023-04-06
    status Pending 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

21. 2023-04-01
    historical Active Option Contract 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

22. 2023-03-09
    price $139,000 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

23. 2023-03-08
    status Active 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

24. 2023-02-24
    historical Active Option Contract 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

25. 2023-02-13
    status Active 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

26. 2023-02-06
    historical Active Option Contract 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

27. 2022-09-30
    listed $159,000 Active 688-char remark

    Show marketing remark (688 chars)

    Income producing property, both units with long term tenants currently on month to month and would like to stay. 1781 is a one-bedroom unit currently leased at $465 per month and 1783 is a two-bedroom unit, currently leased at $600 per month. 1783 has nice wood flooring, gas central heat, electric central air, gas water heater, electric range and refrigerator. 1781 has an electric range that stays, (refrigerator & washer-dryer belong to tenant), electric water heater, gas central heat and electric central air. Fenced back yard with detached two-car garage. Martinez Elementary School is across the street. Hendrick Health System and HSU also close by. (room sizes estimated)

28. 2021-03-08
    soldstatus
29. 2021-03-05
    soldstatus Sold
30. 2021-02-27
    status Pending
31. 2021-02-09
    historical Active Option Contract
32. 2020-06-10
    listed $109,950 Active
33. 2016-04-04
    soldstatus
34. 2016-03-31
    soldstatus Sold
35. 2016-03-17
    status Pending
36. 2016-03-06
    historical Active Option Contract
37. 2016-02-19
    listed $75,000 Active
38. 2004-03-30
    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: $2,778 · $231/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$699/yr (+$58/mo · 25.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°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: $41,832
• − Mortgage interest: −$10,643
• − Property taxes: −$2,778
• − Insurance: −$950
• − Repairs & maintenance: −$3,347
• − Management: −$3,347
• − Depreciation: −$5,527
• Taxable income: $15,241
• Est. tax owed @ 24.0%: −$3,658
• After-tax cash flow: $13,705/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

+153.3% since first listed

22 events — show timeline

• 2025-11-10 Price Changed $190,000 NTREIS
• 2025-10-25 Listed $195,000 NTREIS
• 2023-05-12 Sold (MLS) — NTREIS
• 2023-04-06 Pending — NTREIS
• 2023-04-01 Contingent — NTREIS
• 2023-03-09 Price Changed $139,000 NTREIS
• 2023-03-08 Relisted — NTREIS
• 2023-02-24 Contingent — NTREIS
• 2023-02-13 Relisted — NTREIS
• 2023-02-06 Contingent — NTREIS
• 2022-09-30 Listed $159,000 NTREIS
• 2021-03-08 Sold (Public Records) — Public Records
• 2021-03-05 Sold (MLS) — NTREIS
• 2021-02-27 Pending — NTREIS
• 2021-02-09 Contingent — NTREIS
• 2020-06-10 Listed $109,950 NTREIS
• 2016-04-04 Sold (Public Records) — Public Records
• 2016-03-31 Sold (MLS) — NTREIS
• 2016-03-17 Pending — NTREIS
• 2016-03-06 Contingent — NTREIS
• 2016-02-19 Listed $75,000 NTREIS
• 2004-03-30 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,778 · +2.9% YoY. Source: county tax records.