2809 Old Anson Rd · Abilene, TX 79603

$70,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 13 Days on market

Built 1960 0.30 ac lot Est $77k · 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 +30.0/30.0
• ARV discount +11.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Here is a great opportunity to own a 3-bedroom, 2-bath home with plenty of potential. With a little work, this property could make an excellent investment property or a perfect first-time home. Situated on a huge lot, there’s ample space for future projects, outdoor living, or custom landscaping. Located in a growing area

Key facts

• Custom landscaping
• Huge lot
• Ample space

Tags

• HUGE LOT
• AMPLE SPACE
• OUTDOOR LIVING
• CUSTOM LANDSCAPING
• GROWING AREA

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approximately 0.302 acre); Will not subdivide
• Financial info: Listing terms: Cash or Conventional; Loan type treated as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: On-site parking
• Security: No security features indicated
• Utilities: Municipal utility district: No
• Home design: Single family residence; Residential property; Attached property; Built in 1960; One story
• Construction: Siding exterior; Year built 1960
• Exterior features: Chain link fencing; Asphalt utilities/driveway

Interior

• Kitchen: Appliances: Other
• Bedrooms: Three bedrooms (primary bedroom on the main level)
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Paneling throughout; One living area; One dining area; Two total bathrooms; Room count listed as 2; Single level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 24.3% 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: Ortiz El (math 16% / reading 20%, grade F, #3,785 of 4,322 statewide, top 88%, 484 students, 92% FRL) — zoned schools average 92% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 33% district-wide (-15 pts) — the specific schools serving this property underperform the Abilene ISD average; the district grade overstates school quality for this exact location.
• 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 44% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1960 — 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: 2.81% ✓
• Cap rate: 24.30%
• Cash-on-cash: 64.30%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $76,896
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 Old Anson Rd	0.03mi	2/1.0 (-1)	932 (+8%)	0mo	$150,000	$161	76
2159 Anson Ave	0.11mi	2/1.0 (-1)	832 (-4%)	8mo	$69,900	$84	73
1225 Anson Ave	0.70mi	2/1.0 (-1)	875 (+1%)	6mo	$140,000	$160	51
2781 Orange St	0.59mi	3/1.0	880 (+2%)	21mo	$49,900	$57	48
1933 Sandefer St	0.69mi	3/1.0	965 (+12%)	10mo	$72,000	$75	36
3626 Grape St	0.71mi	2/1.0 (-1)	960 (+11%)	5mo	$85,000	$89	35

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: 69.1%
• Equity multiple: 4.37×
• Total profit: $65,982
• Equity at exit: $10,437

10-year hold

• IRR: 74.7%
• Equity multiple: 10.75×
• Total profit: $191,069
• Equity at exit: $6,052

Cash invested: $19,600 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,050

Break-even live

Break-even rent $638

Max offer price $70,000

Occupancy floor 42%

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: $17,500
• Closing costs: $2,100
• 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	0.04mi
2410 N Willis St Abilene, TX	2.0	1.0	864	$1,200	$1.39	43d	1	1.25mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.40mi

Listing history 9 events

1. 2026-06-09
   status $70,000 Pending 13 DOM
2. 2026-06-08
   days on market $70,000 Active 13 DOM
3. 2026-06-07
   days on market $70,000 Active 12 DOM
4. 2026-06-03
   days on market $70,000 Active 8 DOM
5. 2026-06-02
   days on market $70,000 Active 7 DOM
6. 2026-06-01
   days on market $70,000 Active 6 DOM
7. 2026-05-31
   days on market $70,000 Active 5 DOM
8. 2026-05-30
   days on market $70,000 Active 4 DOM
9. 2026-05-22
   listed $70,000 Active

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 7/10 Severe
• 🌡 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: $23,605
• − Mortgage interest: −$3,921
• − Property taxes: −$1,290
• − Insurance: −$350
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$2,036
• Taxable income: $12,230
• Est. tax owed @ 24.0%: −$2,935
• After-tax cash flow: $9,667/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

1 event — show timeline

• 2026-05-22 Listed $70,000 NTREIS

Property tax history

+10.2%/yr

Latest (2025): $1,290 · +18.2% YoY. Source: county tax records.