2235 S 6th St · Abilene, TX 79605

$185,000

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 11 Days on market

Built 1934 7,013 sqft lot Est $194k · at est.

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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
• ARV discount +9.6/15.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• 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

WOW! BEAUTIFUL AND CHARMING HOME! BUTLER PANTRY. BEAUTIFUL HARD WOOD FLOORS. FANTASTIC COLORS THRU OUT THE HOME. THIS IS A ONE OF A KIND! CALL AND COME SEE TODAY!

Key facts

• Efficiency apartment
• Spacious front porch
• Outdoor shower

Tags

• SPACIOUS FRONT PORCH
• DEDICATED DINING AREA
• OUTDOOR SHOWER
• DETACHED GARAGE
• EFFICIENCY APARTMENT

Property features AI

Finance

• Other: Parcel number 26108; County: Taylor
• Financial info: Listing terms: Cash or Conventional; Transaction type: For sale; Listing considered action option contract / active under contract
• HOA & community: No homeowners association

Exterior

• Parking: Garage (1 car); 1 covered parking space
• Utilities: City water; City sewer; Electricity available; No municipal utility district
• Home design: Single-family residence; One story; Built in 1934; Not attached to another property
• Construction: Year built 1934
• Exterior features: Lot under 0.5 acre (about 0.161 acre); Subdivision: Highland Add; Directions provided in listing

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Pantry; Brick fireplace; One living area; One dining area; Two total rooms (per listing)
• Laundry & utility: No smart home features reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.6% vs local median 6.7% 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: 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 (+32.1%/yr); 109 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 1934 — 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 $185,000

Questions for the listing agent

1. Built in 1934 — 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: 1.15% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $193,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 S 6th St	0.00mi	2/1.0	1,356 (0%)	0mo	$185,000	$136	100
1110 Amarillo St	0.54mi	3/1.0 (+1)	1,368 (+1%)	1mo	$119,900	$88	68
2134 S 2nd St	0.32mi	3/2.0 (+1)	1,424 (+5%)	0mo	$145,000	$102	67
2335 S 10th St	0.44mi	3/2.0 (+1)	1,452 (+7%)	2mo	$225,000	$155	57
2433 S 11th St	0.51mi	2/2.0	1,222 (-10%)	2mo	$180,000	$147	54
1126 Peach St	0.70mi	3/1.0 (+1)	1,308 (-4%)	3mo	$169,000	$129	54
941 Meander St	0.50mi	3/2.0 (+1)	1,258 (-7%)	4mo	$179,900	$143	53
866 Grand Ave	0.31mi	3/2.0 (+1)	1,537 (+13%)	3mo	$249,900	$163	52
902 Jeanette St	0.54mi	3/1.0 (+1)	1,223 (-10%)	4mo	$175,000	$143	50
709 Jeanette St	0.46mi	3/1.0 (+1)	1,554 (+15%)	3mo	$230,000	$148	46
226 Palm St	0.61mi	2/2.0	1,512 (+12%)	3mo	$69,900	$46	46
1142 Matador St	0.70mi	3/2.0 (+1)	1,165 (-14%)	2mo	$65,000	$56	33

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,351
• Equity at exit: $27,584

10-year hold

• IRR: 16.2%
• Equity multiple: 2.64×
• Total profit: $84,949
• Equity at exit: $15,995

Cash invested: $51,800 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$970
• Tax from tax record: −$277 /mo · $3,321/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $361

Break-even live

Break-even rent $1,676

Max offer price $185,000

Occupancy floor 78%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.33mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	0.51mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	0.65mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	0.81mi
735 Victoria St Abilene, TX	1.0	1.0	1368	$1,000	$0.73	13d	1	0.95mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.99mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.05mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.26mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	44d	1	1.26mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.34mi
1350 Lillius St Abilene, TX	1.0	1.0	1076	$2,000	$1.86	13d	1	1.47mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	1.49mi

Listing history 10 events

1. 2026-05-02
   status Pending
2. 2026-04-24
   historical Active Option Contract
3. 2026-04-20
   listed $185,000 Active
4. 2022-09-06
   soldstatus
5. 2008-03-27
   soldstatus
6. 2008-03-26
   soldstatus 162-char remark

   Show marketing remark (162 chars)

   WOW! BEAUTIFUL AND CHARMING HOME! BUTLER PANTRY. BEAUTIFUL HARD WOOD FLOORS. FANTASTIC COLORS THRU OUT THE HOME. THIS IS A ONE OF A KIND! CALL AND COME SEE TODAY!

7. 2008-03-04
   historical 162-char remark

   Show marketing remark (162 chars)

   WOW! BEAUTIFUL AND CHARMING HOME! BUTLER PANTRY. BEAUTIFUL HARD WOOD FLOORS. FANTASTIC COLORS THRU OUT THE HOME. THIS IS A ONE OF A KIND! CALL AND COME SEE TODAY!

8. 2008-02-14
   listed $87,500 162-char remark

   Show marketing remark (162 chars)

   WOW! BEAUTIFUL AND CHARMING HOME! BUTLER PANTRY. BEAUTIFUL HARD WOOD FLOORS. FANTASTIC COLORS THRU OUT THE HOME. THIS IS A ONE OF A KIND! CALL AND COME SEE TODAY!

9. 2005-04-29
   soldstatus
10. 1998-05-29
    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: $3,321 · $277/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$64/yr (+$5/mo · 1.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $25,596
• − Mortgage interest: −$10,363
• − Property taxes: −$3,321
• − Insurance: −$925
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,382
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,970/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+111.4% since first listed

10 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-20 Listed $185,000 NTREIS
• 2022-09-06 Sold (Public Records) — Public Records
• 2008-03-27 Sold (Public Records) — Public Records
• 2008-03-26 Sold (MLS) — NTREIS
• 2008-03-04 Listing Removed — NTREIS
• 2008-02-14 Listed $87,500 NTREIS
• 2005-04-29 Sold (Public Records) — Public Records
• 1998-05-29 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,321 · -3.8% YoY. Source: county tax records.