1625 S 22nd St · Abilene, TX 79602

$159,900

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 43 Days on market

Built 1947 6,621 sqft lot $164/sqft · 26% above area Est $129k · 24% over

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.8/10.0
• 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

Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

Key facts

• Newer cabinets
• Centrally located
• Water heater

Tags

• CENTRALLY LOCATED
• NEWER CABINETS
• WATER HEATER
• ELECTRIC PANEL
• FRESHLY PAINTED
• SIZE OF THE PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.8% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, 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.
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: built in 1947 — 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.18% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $129,025
• List price: $159,900
• Delta: 23.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1642 S 23rd St	0.04mi	2/1.0	980 (+1%)	8mo	$122,000	$124	90
2202 Amarillo St	0.23mi	2/1.0	981 (+1%)	1mo	$150,000	$153	87
2310 Palm St	0.14mi	2/1.0	1,008 (+4%)	9mo	$155,000	$154	80
2025 Meander St	0.22mi	3/1.0 (+1)	980 (+1%)	5mo	$69,900	$71	80
2217 Poplar St	0.21mi	3/1.0 (+1)	880 (-10%)	8mo	$99,900	$114	62
1649 S 16th St	0.57mi	2/1.0	1,080 (+11%)	3mo	$149,900	$139	53
1626 Chestnut St	0.70mi	2/1.0	1,020 (+5%)	8mo	$80,000	$78	53
1958 Santos St	0.51mi	3/2.0 (+1)	1,043 (+7%)	10mo	$155,000	$149	47
2909 Poplar St	0.53mi	3/2.0 (+1)	1,036 (+6%)	10mo	$99,900	$96	47
1642 S 15th	0.66mi	2/1.0	884 (-9%)	9mo	$134,900	$153	47
833 S 17th St	0.75mi	2/1.0	858 (-12%)	0mo	$140,000	$163	45
1710 Oak St	0.73mi	2/1.0	840 (-14%)	7mo	$119,500	$142	37

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,112
• Equity at exit: $23,842

10-year hold

• IRR: 16.4%
• Equity multiple: 2.67×
• Total profit: $74,980
• Equity at exit: $13,825

Cash invested: $44,772 (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: 374
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$839
• Tax from tax record: −$272 /mo · $3,258/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $314

Break-even live

Break-even rent $1,489

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $404	-5% $359	+0% $314	+5% $268	+10% $223
Rent	-10% $165	-5% $239	+0% $314	+5% $388	+10% $463
Rate	-1.0pp $394	-0.5pp $354	base $314	+0.5pp $272	+1.0pp $230

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	45d	1	0.49mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.54mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	45d	1	0.54mi
1601 S 14th St Abilene, TX	2.0	1.0	660	$1,200	$1.82	45d	1	0.68mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	22d	1	0.70mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	0.70mi
1320 Oak St Abilene, TX	3.0	2.0	872	$2,060	$2.36	15d	1	0.97mi
1318 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.98mi
1312 Oak St Abilene, TX	3.0	2.0	872	$1,814	$2.08	22d	1	0.98mi
1368 Locust St Abilene, TX	3.0	2.0	872	$2,045	$2.35	15d	1	1.04mi
1366 Locust St Abilene, TX	3.0	2.0	872	$1,804	$2.07	15d	1	1.04mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	15d	1	1.48mi

Listing history 24 events

1. 2026-05-11
   historical Active Option Contract 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

2. 2026-04-23
   price $159,900 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

3. 2026-04-23
   status Active 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

4. 2026-04-08
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

5. 2026-03-27
   historical Active Option Contract 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

6. 2026-03-25
   listed $157,000 Active 510-char remark

   Show marketing remark (510 chars)

   Back on market due to buyer's financing falling through. FHA appraisal with value at $163,000. Centrally located, come and see this cute and ready to go 2 bedroom 1 bathroom house that could easily be used as a 3 bedroom if needed. There are so many updates for you to enjoy, newer cabinets, water heater, electric panel, windows, and it is freshly painted inside! Wait until you see the size of the pantry! The backyard is big and includes a storage shed. Buyer to verify measurements, schools, flood, taxes.

7. 2024-07-03
   soldstatus Closed 964-char remark

   Show marketing remark (964 chars)

   Charming Renovated Home in South Abilene! Delight in this beautifully updated 2-bedroom, 1-bath home featuring warm, contemporary finishes throughout! Step into features such as luxury plank vinyl flooring, fresh interior paint, and baseboard, elegantly complemented by the soft glow of new, decorative lighting. A spotlessly renovated kitchen awaits you, equipped with new modern cabinets, sleek countertops, and a brand-new electric range. Enjoy the bathroom's fresh vanity and toilet. New hot water heater. Benefit from the new electrical box, some new electrical wiring and largely renewed plumbing system — not to mention a roof just over two years old! New Mini split units just installed throughout the house. The exterior shines with new paint, a storage shed for convenient organization, and a peaceful backyard dotted with a few trees. Don't wait, reach out to the listing agent for your personalized walkthrough of this turn-key beauty today!

8. 2024-07-03
   soldstatus

   Show marketing remark (964 chars)

   Charming Renovated Home in South Abilene! Delight in this beautifully updated 2-bedroom, 1-bath home featuring warm, contemporary finishes throughout! Step into features such as luxury plank vinyl flooring, fresh interior paint, and baseboard, elegantly complemented by the soft glow of new, decorative lighting. A spotlessly renovated kitchen awaits you, equipped with new modern cabinets, sleek countertops, and a brand-new electric range. Enjoy the bathroom's fresh vanity and toilet. New hot water heater. Benefit from the new electrical box, some new electrical wiring and largely renewed plumbing system — not to mention a roof just over two years old! New Mini split units just installed throughout the house. The exterior shines with new paint, a storage shed for convenient organization, and a peaceful backyard dotted with a few trees. Don't wait, reach out to the listing agent for your personalized walkthrough of this turn-key beauty today!

9. 2024-06-18
   status Pending 964-char remark

   Show marketing remark (964 chars)

   Charming Renovated Home in South Abilene! Delight in this beautifully updated 2-bedroom, 1-bath home featuring warm, contemporary finishes throughout! Step into features such as luxury plank vinyl flooring, fresh interior paint, and baseboard, elegantly complemented by the soft glow of new, decorative lighting. A spotlessly renovated kitchen awaits you, equipped with new modern cabinets, sleek countertops, and a brand-new electric range. Enjoy the bathroom's fresh vanity and toilet. New hot water heater. Benefit from the new electrical box, some new electrical wiring and largely renewed plumbing system — not to mention a roof just over two years old! New Mini split units just installed throughout the house. The exterior shines with new paint, a storage shed for convenient organization, and a peaceful backyard dotted with a few trees. Don't wait, reach out to the listing agent for your personalized walkthrough of this turn-key beauty today!

10. 2024-06-06
    historical Active Option Contract 964-char remark

    Show marketing remark (964 chars)

    Charming Renovated Home in South Abilene! Delight in this beautifully updated 2-bedroom, 1-bath home featuring warm, contemporary finishes throughout! Step into features such as luxury plank vinyl flooring, fresh interior paint, and baseboard, elegantly complemented by the soft glow of new, decorative lighting. A spotlessly renovated kitchen awaits you, equipped with new modern cabinets, sleek countertops, and a brand-new electric range. Enjoy the bathroom's fresh vanity and toilet. New hot water heater. Benefit from the new electrical box, some new electrical wiring and largely renewed plumbing system — not to mention a roof just over two years old! New Mini split units just installed throughout the house. The exterior shines with new paint, a storage shed for convenient organization, and a peaceful backyard dotted with a few trees. Don't wait, reach out to the listing agent for your personalized walkthrough of this turn-key beauty today!

11. 2024-06-05
    listed $144,500 Active 964-char remark

    Show marketing remark (964 chars)

    Charming Renovated Home in South Abilene! Delight in this beautifully updated 2-bedroom, 1-bath home featuring warm, contemporary finishes throughout! Step into features such as luxury plank vinyl flooring, fresh interior paint, and baseboard, elegantly complemented by the soft glow of new, decorative lighting. A spotlessly renovated kitchen awaits you, equipped with new modern cabinets, sleek countertops, and a brand-new electric range. Enjoy the bathroom's fresh vanity and toilet. New hot water heater. Benefit from the new electrical box, some new electrical wiring and largely renewed plumbing system — not to mention a roof just over two years old! New Mini split units just installed throughout the house. The exterior shines with new paint, a storage shed for convenient organization, and a peaceful backyard dotted with a few trees. Don't wait, reach out to the listing agent for your personalized walkthrough of this turn-key beauty today!

12. 2024-04-10
    historical
13. 2024-03-29
    price $99,500
14. 2024-03-06
    price $95,000
15. 2024-01-22
    price $84,000
16. 2023-12-19
    listed $78,000 Active
17. 2023-12-01
    soldstatus Closed
18. 2023-11-14
    soldstatus
19. 2023-10-26
    status Pending
20. 2023-10-18
    historical Active Option Contract
21. 2023-10-15
    listed $59,000 Active
22. 2021-04-15
    soldstatus
23. 2007-05-15
    soldstatus
24. 1994-08-04
    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: $3,258 · $272/mo
• Projected year-2 tax: $3,258 · $272/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $22,639
• − Mortgage interest: −$8,957
• − Property taxes: −$3,258
• − Insurance: −$800
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,652
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,440/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

+171.0% since first listed

24 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-04-23 Price Changed $159,900 NTREIS
• 2026-04-23 Relisted — NTREIS
• 2026-04-08 Pending — NTREIS
• 2026-03-27 Contingent — NTREIS
• 2026-03-25 Listed $157,000 NTREIS
• 2024-07-03 Sold (Public Records) — Public Records
• 2024-07-03 Sold (MLS) — NTREIS
• 2024-06-18 Pending — NTREIS
• 2024-06-06 Contingent — NTREIS
• 2024-06-05 Listed $144,500 NTREIS
• 2024-04-10 Listing Removed — NTREIS
• 2024-03-29 Price Changed $99,500 NTREIS
• 2024-03-06 Price Changed $95,000 NTREIS
• 2024-01-22 Price Changed $84,000 NTREIS
• 2023-12-19 Listed $78,000 NTREIS
• 2023-12-01 Sold (MLS) — NTREIS
• 2023-11-14 Sold (Public Records) — Public Records
• 2023-10-26 Pending — NTREIS
• 2023-10-18 Contingent — NTREIS
• 2023-10-15 Listed $59,000 NTREIS
• 2021-04-15 Sold (Public Records) — Public Records
• 2007-05-15 Sold (Public Records) — Public Records
• 1994-08-04 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $3,258 · +166.4% YoY. Source: county tax records.