2742 Old Anson Rd · Abilene, TX 79603

$170,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 2 Days on market

Built 1958 6,970 sqft lot $93/sqft · 17% above area Est $145k · 17% over

---

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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Listing remarks MLS

Large home situated on an oversized double lot with endless potential. This 3-bedroom, 2-bath home features a 3-car garage home has a storage shed and a Workshop. Inside, you'll find two spacious living areas along with a roomy kitchen and dining space designed for comfortable everyday living. Located in a desirable and growing area, this property offers space, function, and opportunity. Can be packaged with 2125 Oaklan DR.

Key facts

• Roomy kitchen
• Oversized double lot
• Storage shed

Tags

• OVERSIZED DOUBLE LOT
• STORAGE SHED
• WORKSHOP
• TWO SPACIOUS LIVING AREAS
• ROOMY KITCHEN
• DINING SPACE

Property features AI

Finance

• Other: No municipal utility district
• Financial info: Treat as clear loan type; No second mortgage; Listing accepts Cash and Conventional terms
• HOA & community: No association

Exterior

• Parking: Attached garage; 3 covered/garage spaces
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Asphalt (street)
• Home design: Single-family residence; Attached property; Built in 1958
• Construction: Metal roof; Slab foundation
• Exterior features: Chain-link fencing; Lot smaller than 0.5 acre (approx. 0.16 acre)

Interior

• Kitchen: Gas range; Vented exhaust fan
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Brick/Adobe; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Cable TV available; Two living areas; One dining area; One level
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 11.9% 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; 7 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 $2,420/mo this rent would consume 54% 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 $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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,000

Questions for the listing agent

1. Built in 1958 — 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: 1.42% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $144,890
• List price: $170,000
• Delta: 17.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2742 Old Anson Rd	0.00mi	3/2.0	1,820 (0%)	0mo	$170,000	$93	100
1442 Lowden St	0.55mi	3/2.0	1,872 (+3%)	0mo	$250,000	$134	69
2757 Old Anson Rd	0.05mi	3/3.0	1,567 (-14%)	11mo	$140,000	$89	61
1710 Jameson St	0.57mi	3/3.0	1,885 (+4%)	8mo	$185,000	$98	56
1634 Sandefer St	0.66mi	3/2.0	1,647 (-10%)	6mo	$199,000	$121	49
2205 Ambler Ave Unit A & B	0.61mi	2/2.0 (-1)	1,724 (-5%)	12mo	$310,000	$180	48
2425 Swenson St	0.54mi	3/1.0	1,579 (-13%)	13mo	$165,000	$104	38
2789 Grape St	0.42mi	4/2.0 (+1)	1,564 (-14%)	18mo	$179,900	$115	36

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: 17.4%
• Equity multiple: 1.74×
• Total profit: $35,413
• Equity at exit: $25,348

10-year hold

• IRR: 29.1%
• Equity multiple: 4.23×
• Total profit: $153,672
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$891
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $788

Break-even live

Break-even rent $1,424

Max offer price $170,000

Occupancy floor 62%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 Jameson St Abilene, TX	3.0	1.5	1241	$2,200	$1.77	43d	1	0.53mi
1710 Jameson St Abilene, TX	3.0	3.0	1885	$3,300	$1.75	43d	1	0.55mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.00mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.08mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.23mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.36mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	1.38mi

Listing history 4 events

1. 2026-05-16
   status Pending 428-char remark
2. 2026-05-15
   status Pending 427-char remark

   Show marketing remark (427 chars)

   Large home situated on an oversized double lot with endless potential. This 3-bedroom, 2-bath home features a 3-car garage home has a storage shed and a Workshop. Inside, you'll find two spacious living areas along with a roomy kitchen and dining space designed for comfortable everyday living. Located in a desirable and growing area, this property offers space, function, and opportunity. Can be packaged with 2125 Oaklan DR.

3. 2026-05-13
   listed $170,000 Active 428-char remark
4. 2026-05-06
   listed $170,000 Active 427-char remark

   Show marketing remark (427 chars)

   Large home situated on an oversized double lot with endless potential. This 3-bedroom, 2-bath home features a 3-car garage home has a storage shed and a Workshop. Inside, you'll find two spacious living areas along with a roomy kitchen and dining space designed for comfortable everyday living. Located in a desirable and growing area, this property offers space, function, and opportunity. Can be packaged with 2125 Oaklan DR.

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$1,164/yr (+$97/mo · 59.8%)

ⓘ 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 12% 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: $29,046
• − Mortgage interest: −$9,523
• − Property taxes: −$1,947
• − Insurance: −$850
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$4,945
• Taxable income: $7,133
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $7,739/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

+0.0% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) — NTREIS
• 2026-06-16 Sold (MLS) — LARMLS
• 2026-05-16 Pending — NTREIS
• 2026-05-15 Pending — LARMLS
• 2026-05-13 Listed $170,000 NTREIS
• 2026-05-06 Listed $170,000 LARMLS

Property tax history

+5.6%/yr

Latest (2025): $1,947 · +8.3% YoY. Source: county tax records.