1210 Orange St · Abilene, TX 79601

$159,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 19 Days on market

Built 1942 7,013 sqft lot Est $146k · 10% over

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.1/15.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STARTER OR INVESTMENT - $350 / MONTH - 30 DAY LEASE - APPOINTMENT ONLY.

Key facts

• Large backyard
• Huge laundry room
• 7,013 sq ft lot

Tags

• HUGE LAUNDRY ROOM
• LARGE BACKYARD
• WALKING DISTANCE TO HENDRICKS
• REFINISHING OF HARDWOODS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Martinez El (math 30% / reading 23%, grade F, #2,927 of 4,322 statewide, top 68%, 412 students, 94% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 8 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).
• At $2,151/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 1240% 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 $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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 1942 — 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 $157,501 (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: 1.34% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.42%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $145,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 Lillius St	0.61mi	2/1.0	1,076 (-2%)	1mo	$150,000	$139	66
1782 N 15th St	0.40mi	3/1.0 (+1)	1,050 (-5%)	2mo	$135,000	$129	66
1657 Orange St	0.37mi	3/2.0 (+1)	1,100 (-0%)	12mo	$190,000	$173	63
901 Mulberry St	0.27mi	3/2.0 (+1)	1,204 (+9%)	0mo	$149,900	$125	63
1042 Beech St	0.13mi	3/2.0 (+1)	1,256 (+14%)	2mo	$199,900	$159	61
1218 Lillius St	0.60mi	2/1.0	1,118 (+1%)	13mo	$95,000	$85	59
1201 Victoria St	0.50mi	3/1.0 (+1)	1,248 (+13%)	4mo	$159,000	$127	46
757 Mesquite St	0.63mi	3/1.0 (+1)	1,254 (+14%)	4mo	$165,000	$132	40
934 Graham St	0.69mi	3/2.0 (+1)	1,182 (+7%)	11mo	$199,900	$169	38
1726 Lillius St	0.74mi	2/1.0	954 (-14%)	8mo	$59,900	$63	36
1502 Lillius St	0.66mi	2/1.0	954 (-14%)	15mo	$99,900	$105	34
1918 Clinton St	0.68mi	3/2.0 (+1)	1,254 (+14%)	4mo	$203,000	$162	34

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: 15.4%
• Equity multiple: 1.65×
• Total profit: $29,209
• Equity at exit: $23,842

10-year hold

• IRR: 27.4%
• Equity multiple: 3.98×
• Total profit: $133,436
• Equity at exit: $13,825

Cash invested: $44,772 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$839
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $687

Break-even live

Break-even rent $1,281

Max offer price $159,900

Occupancy floor 63%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.51mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	0.53mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	0.55mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	0.61mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	13d	1	0.64mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.11mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	1.25mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.36mi

Listing history 9 events

1. 2026-04-06
   status Pending
2. 2026-03-21
   historical Active Option Contract
3. 2026-03-18
   listed $159,900 Active
4. 2022-05-31
   soldstatus
5. 2006-02-02
   soldstatus
6. 2006-02-01
   soldstatus 71-char remark

   Show marketing remark (71 chars)

   STARTER OR INVESTMENT - $350 / MONTH - 30 DAY LEASE - APPOINTMENT ONLY.

7. 2006-01-13
   historical 71-char remark

   Show marketing remark (71 chars)

   STARTER OR INVESTMENT - $350 / MONTH - 30 DAY LEASE - APPOINTMENT ONLY.

8. 2005-09-26
   listed $18,500 71-char remark

   Show marketing remark (71 chars)

   STARTER OR INVESTMENT - $350 / MONTH - 30 DAY LEASE - APPOINTMENT ONLY.

9. 1982-10-19
   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: $1,278 · $106/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,649/yr (+$137/mo · 129.0%)

ⓘ 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 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: $25,808
• − Mortgage interest: −$8,957
• − Property taxes: −$1,278
• − Insurance: −$800
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$4,652
• Taxable income: $5,993
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $6,810/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

+764.3% since first listed

9 events — show timeline

• 2026-04-06 Pending — NTREIS
• 2026-03-21 Contingent — NTREIS
• 2026-03-18 Listed $159,900 NTREIS
• 2022-05-31 Sold (Public Records) — Public Records
• 2006-02-02 Sold (Public Records) — Public Records
• 2006-02-01 Sold (MLS) — NTREIS
• 2006-01-13 Listing Removed — NTREIS
• 2005-09-26 Listed $18,500 NTREIS
• 1982-10-19 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,278 · +8.2% YoY. Source: county tax records.