241 N 14th St · Abilene, TX 79601

$35,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 3 Days on market

Built 1930 0.62 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Loads of potential in this 2 BR, 1 BA home, just needs some TLC. Roof & decking appx. 4-5 years ago, water heater replaced in 2013, wood floors in some areas & also under carpet. Large yard with mature trees, chain link fence, large wooden deck & water well (no pump). Washer, dryer & frig stay but not warranted. Convenient to ACU or HSU. To be sold strictly as-is.

Key facts

• 0.62 acre lot
• Built 1930
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 54.5% vs local median 6.8% 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: Taylor El (math 32% / reading 44%, grade F, #1,709 of 4,322 statewide, top 40%, 658 students, 66% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,128/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 1240% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $35,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.08% ✓
• Cap rate: 54.50%
• Cash-on-cash: 172.16%
• DSCR: 8.66
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $138,552
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 College Dr	0.21mi	2/1.0	1,002 (-0%)	12mo	$92,000	$92	80
718 E North 11th St	0.74mi	2/1.0	1,015 (+1%)	3mo	$115,000	$113	61
602 E North 15th St	0.57mi	3/2.0 (+1)	1,084 (+8%)	0mo	$150,000	$138	51
1402 Cedar St	0.61mi	3/2.0 (+1)	1,060 (+6%)	18mo	$163,500	$154	39
1842 Lincoln Dr	0.56mi	2/1.0	1,129 (+12%)	18mo	$182,000	$161	38

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: —
• Equity multiple: 10.71×
• Total profit: $95,179
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 26.47×
• Total profit: $249,600
• Equity at exit: $3,026

Cash invested: $9,800 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$184
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,406

Break-even live

Break-even rent $349

Max offer price $35,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,426	-5% $1,416	+0% $1,406	+5% $1,396	+10% $1,386
Rent	-10% $1,238	-5% $1,322	+0% $1,406	+5% $1,490	+10% $1,574
Rate	-1.0pp $1,424	-0.5pp $1,415	base $1,406	+0.5pp $1,397	+1.0pp $1,388

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	14d	1	0.24mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	14d	1	0.24mi
874 N Judge Ely Blvd Abilene, TX	2.0	1.0	928	$1,595	$1.72	22d	1	1.12mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	14d	1	1.13mi
1402 Westheimer Rd Abilene, TX	2.0	1.0	867	$3,500	$4.04	45d	1	1.16mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	14d	1	1.30mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	14d	1	1.34mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	14d	1	1.35mi

Listing history 8 events

1. 2022-10-28
   soldstatus
2. 2022-10-22
   status Pending
3. 2022-10-18
   listed $35,000 Active
4. 2013-08-30
   soldstatus 390-char remark

   Show marketing remark (390 chars)

   Loads of potential in this 2 BR, 1 BA home, just needs some TLC. Roof & decking appx. 4-5 years ago, water heater replaced in 2013, wood floors in some areas & also under carpet. Large yard with mature trees, chain link fence, large wooden deck & water well (no pump). Washer, dryer & frig stay but not warranted. Convenient to ACU or HSU. To be sold strictly as-is.

5. 2013-08-30
   soldstatus

   Show marketing remark (390 chars)

   Loads of potential in this 2 BR, 1 BA home, just needs some TLC. Roof & decking appx. 4-5 years ago, water heater replaced in 2013, wood floors in some areas & also under carpet. Large yard with mature trees, chain link fence, large wooden deck & water well (no pump). Washer, dryer & frig stay but not warranted. Convenient to ACU or HSU. To be sold strictly as-is.

6. 2013-08-21
   historical 390-char remark

   Show marketing remark (390 chars)

   Loads of potential in this 2 BR, 1 BA home, just needs some TLC. Roof & decking appx. 4-5 years ago, water heater replaced in 2013, wood floors in some areas & also under carpet. Large yard with mature trees, chain link fence, large wooden deck & water well (no pump). Washer, dryer & frig stay but not warranted. Convenient to ACU or HSU. To be sold strictly as-is.

7. 2013-08-14
   listed $22,000 390-char remark

   Show marketing remark (390 chars)

   Loads of potential in this 2 BR, 1 BA home, just needs some TLC. Roof & decking appx. 4-5 years ago, water heater replaced in 2013, wood floors in some areas & also under carpet. Large yard with mature trees, chain link fence, large wooden deck & water well (no pump). Washer, dryer & frig stay but not warranted. Convenient to ACU or HSU. To be sold strictly as-is.

8. 2003-09-30
   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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,541
• − Mortgage interest: −$1,961
• − Property taxes: −$928
• − Insurance: −$175
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$1,018
• Taxable income: $17,373
• Est. tax owed @ 24.0%: −$4,170
• After-tax cash flow: $12,703/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

+59.1% since first listed

8 events — show timeline

• 2022-10-28 Sold (Public Records) — Public Records
• 2022-10-22 Pending — NTREIS
• 2022-10-18 Listed $35,000 NTREIS
• 2013-08-30 Sold (Public Records) — Public Records
• 2013-08-30 Sold (MLS) — NTREIS
• 2013-08-21 Listing Removed — NTREIS
• 2013-08-14 Listed $22,000 NTREIS
• 2003-09-30 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $928 · +18.2% YoY. Source: county tax records.