102 Abilene St · Fritch, TX 79036

$65,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 37 Days on market

Built 1955 7,200 sqft lot $50/sqft · 61% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a charmer! Great home for a great price, located outside of Fritch city limits, this home features 3 graciously sized bedrooms, 2 living areas, and 1 bath. Newer roof, CHA & septic! Don't miss out on this awesome deal, schedule your showing today!

Key facts

• Quiet street
• Fenced back yard
• Dead end street

Tags

• LARGE BACKYARD FENCE
• QUIET STREET
• 2 LIVING AREAS
• FENCED BACK YARD
• OPEN VIEWS OVER FIELD
• DEAD END STREET

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Faces south
• Construction: Metal siding and frame construction
• Exterior features: Chain link fencing; Lot dimensions approximately 60 x 120

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#329 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools D-, amenities F.
• Sanford-Fritch ISD (town): math 36% / reading 43% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.92%
• DSCR: 2.11
• GRM: 4.7

CMA / ARV

• ARV (median comp): $164,754
• List price: $65,000
• Delta: -60.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $13,611
• Equity at exit: $9,692

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $43,130
• Equity at exit: $5,620

Cash invested: $18,200 (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 79036

• Active inventory: 41
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $378

Break-even live

Break-even rent $673

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $415	-5% $396	+0% $378	+5% $360	+10% $341
Rent	-10% $287	-5% $333	+0% $378	+5% $423	+10% $469
Rate	-1.0pp $411	-0.5pp $395	base $378	+0.5pp $361	+1.0pp $344

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $65,000 Active 37 DOM
2. 2026-06-18
   days on market $65,000 Active 35 DOM
3. 2026-06-17
   days on market $65,000 Active 34 DOM
4. 2026-06-16
   days on market $65,000 Active 33 DOM
5. 2026-06-15
   days on market $65,000 Active 32 DOM
6. 2026-06-15
   days on market $65,000 Active 31 DOM
7. 2026-06-13
   days on market $65,000 Active 30 DOM
8. 2026-06-12
   days on market $65,000 Active 29 DOM
9. 2026-06-09
   days on market $65,000 Active 26 DOM
10. 2026-06-08
    days on market $65,000 Active 25 DOM
11. 2026-06-08
    days on market $65,000 Active 24 DOM
12. 2026-06-07
    days on market $65,000 Active 23 DOM
13. 2026-06-04
    price $65,000 Active 20 DOM
14. 2026-06-03
    days on market $79,000 Active 20 DOM
15. 2026-06-02
    days on market $79,000 Active 19 DOM
16. 2026-06-01
    days on market $79,000 Active 18 DOM
17. 2026-05-31
    days on market $79,000 Active 17 DOM
18. 2026-05-13
    listed $79,000 Active 379-char remark
19. 2021-10-31
    listed $99,900
20. 2021-03-10
    soldstatus

    Show marketing remark (258 chars)

    What a charmer! Great home for a great price, located outside of Fritch city limits, this home features 3 graciously sized bedrooms, 2 living areas, and 1 bath. Newer roof, CHA & septic! Don't miss out on this awesome deal, schedule your showing today!

21. 2021-03-10
    soldstatus

    Show marketing remark (258 chars)

    What a charmer! Great home for a great price, located outside of Fritch city limits, this home features 3 graciously sized bedrooms, 2 living areas, and 1 bath. Newer roof, CHA & septic! Don't miss out on this awesome deal, schedule your showing today!

22. 2020-10-10
    listed $86,000

    Show marketing remark (258 chars)

    What a charmer! Great home for a great price, located outside of Fritch city limits, this home features 3 graciously sized bedrooms, 2 living areas, and 1 bath. Newer roof, CHA & septic! Don't miss out on this awesome deal, schedule your showing today!

23. 2016-05-25
    soldstatus
24. 2016-05-24
    soldstatus
25. 2016-03-10
    listed $54,900
26. 1995-02-08
    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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,812
• − Mortgage interest: −$3,641
• − Property taxes: −$1,960
• − Insurance: −$325
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,891
• Taxable income: $3,785
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,628/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: Sanford-Fritch ISD
• NCES district ID: 4839150
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $49,570
• Composite: 34.01/100
• National rank: #5314
• State rank: #417 of 826 in TX

Livability — Fritch

• Score: 71/100
• State rank: #329
• US rank: #7215

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,957

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.35%
• Current HPI: 148.285
• Rent YoY: —
• Metro: —
• 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

+18.4% since first listed

10 events — show timeline

• 2026-06-04 Price Changed $65,000 AARMLS
• 2026-05-13 Listed $79,000 AARMLS
• 2021-10-31 Listed $99,900 AARMLS
• 2021-03-10 Sold (Public Records) — Public Records
• 2021-03-10 Sold (MLS) — AARMLS
• 2020-10-10 Listed $86,000 AARMLS
• 2016-05-25 Sold (Public Records) — Public Records
• 2016-05-24 Sold (MLS) — AARMLS
• 2016-03-10 Listed $54,900 AARMLS
• 1995-02-08 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,960 · +33.0% YoY. Source: county tax records.