1738 Marsalis Dr · Abilene, TX 79603

$209,900

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 45 Days on market

Built 1963 9,975 sqft lot $124/sqft · at area comps Est $206k · at est.

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +7.0/10.0
• ARV discount +6.7/15.0
• 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

Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

Key facts

• Privacy fence
• Cozy fireplace
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• COZY FIREPLACE
• CORNER LOT
• PRIVACY FENCE
• OVERSIZED GATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,519/mo this rent would consume 56% 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 $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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: property tax is 2.5% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (median comp): $206,201
• List price: $209,900
• Delta: 1.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Marsalis Dr	0.03mi	4/2.0 (+1)	1,642 (-3%)	1mo	$245,000	$149	88
1918 Rosewood Dr	0.11mi	4/2.0 (+1)	1,694 (-0%)	3mo	$270,000	$159	87
1918 Marsalis Dr	0.12mi	3/2.0	1,797 (+6%)	2mo	$240,000	$134	83
3714 Concord Dr	0.46mi	3/2.0	1,679 (-1%)	1mo	$165,000	$98	76
1426 Minter Ln	0.38mi	3/2.0	1,784 (+5%)	1mo	$229,900	$129	73
1702 Rosewood Dr	0.07mi	3/2.0	1,468 (-13%)	2mo	$201,000	$137	72
2137 Minter Ln	0.34mi	3/2.0	1,513 (-11%)	1mo	$199,000	$132	66
1549 Briarwood St	0.67mi	4/1.0 (+1)	1,591 (-6%)	1mo	$150,000	$94	49
1920 Briarwood	0.63mi	3/2.0	1,497 (-12%)	3mo	$149,900	$100	49
3271 Sherry Ln	0.65mi	3/2.5	1,476 (-13%)	1mo	$189,700	$129	45
1634 Bridge Ave	0.70mi	2/2.0 (-1)	1,511 (-11%)	3mo	$89,900	$59	42
1301 Glenhaven Dr	0.64mi	4/1.5 (+1)	1,896 (+12%)	4mo	$187,500	$99	41

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,004
• Equity at exit: $31,297

10-year hold

• IRR: 14.0%
• Equity multiple: 2.42×
• Total profit: $83,443
• Equity at exit: $18,148

Cash invested: $58,772 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$444 /mo · $5,334/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $291

Break-even live

Break-even rent $2,151

Max offer price $209,900

Occupancy floor 83%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.39mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.43mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	0.54mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.60mi
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	43d	1	0.62mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.96mi
5441 N 10th St Abilene, TX	3.0	2.0	1270	$2,500	$1.97	13d	1	1.38mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.40mi

Listing history 16 events

1. 2026-05-19
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

2. 2026-05-07
   historical Active Option Contract 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

3. 2026-05-02
   status Active 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

4. 2026-04-21
   historical Active Option Contract 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

5. 2026-04-17
   price $209,900 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

6. 2026-04-04
   listed $215,000 Active 541-char remark

   Show marketing remark (541 chars)

   Well-maintained home features 3 bedrooms, 2 full bathrooms, a comfortable living area, and two dining spaces. granite countertops in the kitchen. Ample storage is available throughout. The living room offers a cozy fireplace, and the home includes a clean, oversized garage. Situated on a corner lot, the property provides additional space and privacy. The backyard features a privacy fence with an oversized gate, ideal for outdoor use and easy access. Kitchen appliances will convey. Schedule today! House will have a brand new roof!

7. 2021-10-13
   soldstatus
8. 2021-10-12
   soldstatus Sold 711-char remark

   Show marketing remark (711 chars)

   This adorable home features 3 nice bedrooms, 2 bath full bath, 1 living area, and 2 nice size dining areas. Home has been updated with new flooring, fresh paint, and new granite counter tops in the kitchen. Also features plenty of storage thru out house. The nice size living room features a a fireplace that can heat the house in the winter. Off of the kitchen is the nice clean large garage. This home sits on a corner lot. The nice big back yard features a good privacy fence with an oversize gate to get in and out of. Awesome area for family gatherings or for the kids to roam. All the appliances stay with the house which also includes the washer and dryer. Don't miss out on this one. It won't last long.

9. 2021-09-24
   status Pending 711-char remark

   Show marketing remark (711 chars)

   This adorable home features 3 nice bedrooms, 2 bath full bath, 1 living area, and 2 nice size dining areas. Home has been updated with new flooring, fresh paint, and new granite counter tops in the kitchen. Also features plenty of storage thru out house. The nice size living room features a a fireplace that can heat the house in the winter. Off of the kitchen is the nice clean large garage. This home sits on a corner lot. The nice big back yard features a good privacy fence with an oversize gate to get in and out of. Awesome area for family gatherings or for the kids to roam. All the appliances stay with the house which also includes the washer and dryer. Don't miss out on this one. It won't last long.

10. 2021-08-28
    historical Active Option Contract 711-char remark

    Show marketing remark (711 chars)

    This adorable home features 3 nice bedrooms, 2 bath full bath, 1 living area, and 2 nice size dining areas. Home has been updated with new flooring, fresh paint, and new granite counter tops in the kitchen. Also features plenty of storage thru out house. The nice size living room features a a fireplace that can heat the house in the winter. Off of the kitchen is the nice clean large garage. This home sits on a corner lot. The nice big back yard features a good privacy fence with an oversize gate to get in and out of. Awesome area for family gatherings or for the kids to roam. All the appliances stay with the house which also includes the washer and dryer. Don't miss out on this one. It won't last long.

11. 2021-08-25
    price $187,000 711-char remark

    Show marketing remark (711 chars)

    This adorable home features 3 nice bedrooms, 2 bath full bath, 1 living area, and 2 nice size dining areas. Home has been updated with new flooring, fresh paint, and new granite counter tops in the kitchen. Also features plenty of storage thru out house. The nice size living room features a a fireplace that can heat the house in the winter. Off of the kitchen is the nice clean large garage. This home sits on a corner lot. The nice big back yard features a good privacy fence with an oversize gate to get in and out of. Awesome area for family gatherings or for the kids to roam. All the appliances stay with the house which also includes the washer and dryer. Don't miss out on this one. It won't last long.

12. 2021-08-18
    listed $190,000 Active 711-char remark

    Show marketing remark (711 chars)

    This adorable home features 3 nice bedrooms, 2 bath full bath, 1 living area, and 2 nice size dining areas. Home has been updated with new flooring, fresh paint, and new granite counter tops in the kitchen. Also features plenty of storage thru out house. The nice size living room features a a fireplace that can heat the house in the winter. Off of the kitchen is the nice clean large garage. This home sits on a corner lot. The nice big back yard features a good privacy fence with an oversize gate to get in and out of. Awesome area for family gatherings or for the kids to roam. All the appliances stay with the house which also includes the washer and dryer. Don't miss out on this one. It won't last long.

13. 2011-08-11
    soldstatus
14. 2011-08-10
    soldstatus
15. 2011-07-15
    historical
16. 2011-07-08
    listed $75,000

ⓘ 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: $5,334 · $444/mo
• Projected year-2 tax: $5,334 · $444/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $30,224
• − Mortgage interest: −$11,758
• − Property taxes: −$5,334
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$6,106
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,405/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

+179.9% since first listed

16 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-05-02 Relisted — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-17 Price Changed $209,900 NTREIS
• 2026-04-04 Listed $215,000 NTREIS
• 2021-10-13 Sold (Public Records) — Public Records
• 2021-10-12 Sold (MLS) — NTREIS
• 2021-09-24 Pending — NTREIS
• 2021-08-28 Contingent — NTREIS
• 2021-08-25 Price Changed $187,000 NTREIS
• 2021-08-18 Listed $190,000 NTREIS
• 2011-08-11 Sold (Public Records) — Public Records
• 2011-08-10 Sold (MLS) — NTREIS
• 2011-07-15 Listing Removed — NTREIS
• 2011-07-08 Listed $75,000 NTREIS

Property tax history

+10.7%/yr

Latest (2025): $5,334 · +4.8% YoY. Source: county tax records.