3109 Meander St · Abilene, TX 79602

$249,900

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.25 ac lot Est $236k · 6% over

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Why this score? — see what drove the D+ 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 +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• ARV discount +4.9/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home featuring vaulted ceilings and an inviting layout. Enjoy relaxing in the screened-in porch overlooking a spacious backyard with mature shade trees—perfect for outdoor living. The property includes a storage shed with electricity and a 2-car garage equipped with 220 power. Major updates completed approximately 2 years ago include the roof, water heater, and stylish wood-look tile flooring. Foundation repairs were completed by Hat Creek Foundation in 2022.

Key facts

• Screened-in porch
• Spacious backyard
• Foundation repairs

Tags

• SCREENED-IN PORCH
• SPACIOUS BACKYARD
• MATURE SHADE TREES
• STORAGE SHED WITH ELECTRICITY
• MAJOR UPDATES
• FOUNDATION REPAIRS

Property features AI

Finance

• Other: Property listed for sale (standard listing); Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces; Driveway; On-site parking; On-street parking
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available; Asphalt access
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Composition/shingle roof; Slab foundation; Built in 1975
• Exterior features: Covered porches; Rear enclosed screened porch; Gutters; Privacy wood fencing in back yard; Large backyard with grass; Landscaped yard; Many trees; Interior lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Eat-in kitchen; Decorative lighting; Cable TV available; High-speed internet available; Walk-in closets; One living area; One dining area; Living room fireplace (wood burning)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; On-site laundry hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 372 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $249,900

Questions for the listing agent

1. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $236,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3134 Vine St	0.05mi	3/2.0	1,570 (-0%)	4mo	$249,900	$159	94
1949 Chimneywood Ct	0.20mi	3/2.0	1,617 (+3%)	0mo	$275,000	$170	86
3526 Rhonni Ct	0.30mi	3/2.0	1,712 (+9%)	6mo	$310,000	$181	66
1925 Davids Ct	0.15mi	3/2.0	1,785 (+13%)	6mo	$240,000	$134	66
2302 Vine St	0.55mi	3/2.0	1,524 (-3%)	6mo	$229,000	$150	65
2618 S 38th St	0.71mi	3/2.0	1,625 (+3%)	1mo	$256,000	$158	61
2526 Edgemont Dr	0.50mi	3/2.0	1,405 (-11%)	2mo	$190,000	$135	57
2701 S 27th St	0.61mi	3/2.0	1,440 (-8%)	1mo	$165,000	$115	56
2409 S 38th St	0.65mi	3/2.0	1,686 (+7%)	2mo	$189,900	$113	56
1701 S 21st St	0.68mi	3/2.0	1,384 (-12%)	2mo	$199,900	$144	47
2410 S 38th St	0.63mi	3/2.0	1,763 (+12%)	5mo	$239,900	$136	46
2502 Marshall St	0.74mi	3/3.0	1,763 (+12%)	2mo	$269,900	$153	40

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-11,709
• Equity at exit: $37,261

10-year hold

• IRR: 10.5%
• Equity multiple: 2.01×
• Total profit: $70,704
• Equity at exit: $21,607

Cash invested: $69,972 (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: 372
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$345 /mo · $4,136/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $241

Break-even live

Break-even rent $2,227

Max offer price $249,900

Occupancy floor 85%

Sensitivity live

Price	-10% $382	-5% $312	+0% $241	+5% $170	+10% $99
Rent	-10% $41	-5% $141	+0% $241	+5% $341	+10% $441
Rate	-1.0pp $367	-0.5pp $305	base $241	+0.5pp $176	+1.0pp $110

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	22d	1	0.48mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	22d	1	0.82mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	22d	1	0.90mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	1.01mi
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	1.17mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	22d	1	1.21mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	1.27mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	1.33mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	14d	1	1.37mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	45d	1	1.41mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.41mi

Listing history 4 events

1. 2026-06-19
   days on market $249,900 Active 3 DOM
2. 2026-06-18
   days on market $249,900 Active 2 DOM
3. 2026-06-17
   remarks 497-char remark
4. 2026-06-17
   listed $249,900 Active 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: $4,136 · $345/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$437/yr (+$36/mo · 10.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $30,384
• − Mortgage interest: −$13,998
• − Property taxes: −$4,136
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$7,270
• Taxable loss: −$1,131
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $3,163/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

• 2026-06-16 Listed $249,900 NTREIS
• 2021-05-28 Sold (Public Records) — Public Records
• 1982-07-23 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,136 · +4.3% YoY. Source: county tax records.