1066 Luzon St · Abilene, TX 79602

$120,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 1 Days on market

Built 1963 7,884 sqft lot Est $238k · 50% 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 +15.0/15.0
• 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

This cherished one -owner home offers 3 bedrooms, 2 baths, and a 1 car garage in an established neighborhood known for its strong sense of community. owned by the same family for generations, this property is full of character, memories and opportunity. This spacious layout provides comfortable living areas and a functional floor plan ready for a new owners personal touch. Situated on a generous lot with mature landscaping and a beautiful agave plant that has become a neighborhood landmark, this home is conveniently located near schools, shopping, dining and everyday amenities. Being sold as-is, it presents an excellent opportunity for homeowners investors, or anyone looking to update a sol

Key facts

• 7,884 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Other: Possession in 30-60 days
• Financial info: Accepts Cash, Conventional, FHA financing
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage; 1 garage space; 1 covered parking space
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story
• Construction: Built in 1963
• Exterior features: Lot less than 0.5 acre; Subdivision: East Horizon; Corner lot (directions indicate house at corner of Luzon and Judge Ely)

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms; Primary bedroom on level 1
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Gas fireplace
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Two additional rooms (total room count 2)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 21.6% 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: Thomas El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 414 students, 75% FRL) — zoned schools average 75% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 33% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+33.5%/yr); 370 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); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $120,000

Questions for the listing agent

1. Built in 1963 — 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: 2.50% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.76%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $238,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1533 Sir Thopas Ct	0.46mi	3/2.0	1,518 (+3%)	2mo	$305,000	$201	72
1402 Clarks Dr	0.41mi	3/2.0	1,528 (+4%)	8mo	$239,900	$157	68
914 Minda St	0.21mi	3/2.0	1,250 (-15%)	1mo	$203,000	$162	65
910 Minda St	0.22mi	3/2.0	1,250 (-15%)	1mo	$203,000	$162	64
902 Minda St	0.23mi	3/2.0	1,250 (-15%)	2mo	$203,000	$162	62
906 Minda St	0.25mi	3/2.0	1,250 (-15%)	2mo	$203,000	$162	61
1401 Seamans Way	0.32mi	3/2.0	1,305 (-11%)	7mo	$199,000	$152	61
1317 Clarks Dr	0.40mi	3/2.0	1,649 (+12%)	3mo	$265,000	$161	59
898 Minda St	0.24mi	3/2.0	1,250 (-15%)	8mo	$203,000	$162	57
1125 Lytle Acres Dr	0.74mi	3/2.0	1,416 (-4%)	6mo	$95,000	$67	54
941 Reeves St	0.54mi	3/2.0	1,662 (+13%)	3mo	$265,000	$159	51
642 Harwell St	0.72mi	3/2.0	1,635 (+11%)	6mo	$175,000	$107	42

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: 58.6%
• Equity multiple: 3.80×
• Total profit: $94,115
• Equity at exit: $17,892

10-year hold

• IRR: 65.2%
• Equity multiple: 9.34×
• Total profit: $280,064
• Equity at exit: $10,375

Cash invested: $33,600 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,533

Break-even live

Break-even rent $1,059

Max offer price $120,000

Occupancy floor 44%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
874 N Judge Ely Blvd Abilene, TX	2.0	1.0	928	$1,595	$1.72	21d	1	0.94mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	13d	1	1.03mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	13d	1	1.30mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $120,000 Pending 1 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: $1,890 · $157/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$306/yr (+$26/mo · 16.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $36,001
• − Mortgage interest: −$6,722
• − Property taxes: −$1,890
• − Insurance: −$600
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$3,491
• Taxable income: $17,538
• Est. tax owed @ 24.0%: −$4,209
• After-tax cash flow: $14,190/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

3 events — show timeline

• 2026-06-11 Pending — NTREIS
• 2026-06-10 Listed $120,000 NTREIS
• 2012-03-29 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,890 · +8.3% YoY. Source: county tax records.