4802 S 6th St · Abilene, TX 79605

$207,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 12 Days on market

Built 1962 6,360 sqft lot Est $193k · 8% 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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

South Side Starter NO Flood!!!!! This is the family home you have been looking for! 3 Bedroom 1.5 Bath Hardwood and tile in Living area Open concept living space. The sunroom is perfect for an additional playroom. 2 attached garage is a rare find!!!! Updated appliances and granite countertops in the kitchen. You won't want to miss out on this one!!!

Key facts

• Updated appliances
• Sunroom
• Granite countertops

Tags

• OPEN CONCEPT LIVING SPACE
• SUNROOM
• UPDATED APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).

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: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% 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 $58k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y ago; this cycle's ask is 9140% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,900

Questions for the listing agent

1. Built in 1962 — 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: 1.07% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $193,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4225 S 6th St	0.40mi	3/2.0	1,322 (-2%)	1mo	$169,900	$129	77
826 S La Salle Dr	0.29mi	3/1.0	1,309 (-3%)	1mo	$152,500	$117	76
918 Buccaneer Dr	0.45mi	3/2.0	1,332 (-2%)	1mo	$210,000	$158	75
918 S San Jose Dr	0.32mi	3/1.5	1,400 (+4%)	2mo	$212,000	$151	75
5208 Aztec Dr	0.44mi	3/2.0	1,300 (-4%)	0mo	$189,000	$145	73
734 S Jefferson Dr	0.24mi	3/2.0	1,546 (+14%)	1mo	$215,500	$139	64
5131 Durango Dr	0.29mi	3/1.0	1,176 (-13%)	2mo	$165,000	$140	59
1141 S La Salle	0.51mi	4/1.0 (+1)	1,427 (+6%)	2mo	$190,000	$133	56
1058 Westridge Dr	0.61mi	3/2.0	1,468 (+9%)	4mo	$210,000	$143	54
1266 Buccaneer Dr	0.68mi	3/1.0	1,502 (+11%)	3mo	$130,000	$87	43
1233 S Jefferson	0.59mi	2/1.0 (-1)	1,179 (-13%)	2mo	$185,000	$157	40
709 Hawthorne St	0.55mi	2/1.0 (-1)	1,154 (-15%)	3mo	$199,900	$173	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: -3.5%
• Equity multiple: 0.86×
• Total profit: $-8,160
• Equity at exit: $30,999

10-year hold

• IRR: 11.4%
• Equity multiple: 2.11×
• Total profit: $64,413
• Equity at exit: $17,975

Cash invested: $58,212 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,090
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $215

Break-even live

Break-even rent $1,953

Max offer price $207,900

Occupancy floor 85%

Sensitivity live

Price	-10% $332	-5% $274	+0% $215	+5% $156	+10% $97
Rent	-10% $39	-5% $127	+0% $215	+5% $303	+10% $390
Rate	-1.0pp $319	-0.5pp $268	base $215	+0.5pp $161	+1.0pp $106

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	21d	1	0.27mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	45d	1	0.77mi
728 Redbird Ln Abilene, TX	2.0	1.5	994	$1,695	$1.71	14d	1	1.06mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	14d	1	1.08mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	14d	1	1.17mi
5441 N 10th St Abilene, TX	3.0	2.0	1270	$2,500	$1.97	14d	1	1.26mi
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	1.47mi

Listing history 29 events

1. 2026-04-28
   listed $2,250
2. 2026-04-27
   historical $2,150
3. 2026-04-07
   price $2,150
4. 2026-03-26
   listed $2,250
5. 2026-03-25
   soldstatus
6. 2026-03-03
   status Pending
7. 2026-02-23
   historical Active Option Contract
8. 2026-02-19
   listed $207,900 Active
9. 2024-08-02
   listed $219,900 Active
10. 2020-04-24
    soldstatus
11. 2020-02-19
    soldstatus
12. 2018-08-10
    historical Active Option Contract
13. 2018-08-09
    historical
14. 2018-07-29
    status Active
15. 2018-07-22
    historical Active Option Contract
16. 2018-07-17
    listed $119,500 Active
17. 2015-04-20
    soldstatus
18. 2015-04-17
    soldstatus Sold
19. 2015-03-27
    status Pending
20. 2015-03-18
    historical Active Option Contract
21. 2015-03-16
    listed $97,500 Active
22. 2009-06-05
    soldstatus
23. 2009-05-28
    soldstatus
24. 2009-04-19
    historical
25. 2009-03-23
    listed $89,900
26. 2005-11-07
    soldstatus
27. 2005-09-01
    historical
28. 2005-05-29
    listed $66,900
29. 1998-06-30
    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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/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 7/10 Severe 7 d/yr ≥104°F today · 24 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: $26,697
• − Mortgage interest: −$11,646
• − Property taxes: −$4,392
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$6,048
• Taxable loss: −$700
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,744/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

-96.6% since first listed

29 events — show timeline

• 2026-04-28 Listed for Rent $2,250 NTREIS
• 2026-04-27 Rental Removed $2,150 APPFOLIO
• 2026-04-07 Price Changed $2,150 APPFOLIO
• 2026-03-26 Listed for Rent $2,250 APPFOLIO
• 2026-03-25 Sold (Public Records) — Public Records
• 2026-03-03 Pending — NTREIS
• 2026-02-23 Contingent — NTREIS
• 2026-02-19 Listed $207,900 NTREIS
• 2024-08-02 Listed $219,900 NTREIS
• 2020-04-24 Sold (Public Records) — Public Records
• 2020-02-19 Sold (Public Records) — Public Records
• 2018-08-10 Contingent — NTREIS
• 2018-08-09 Listing Removed — NTREIS
• 2018-07-29 Relisted — NTREIS
• 2018-07-22 Contingent — NTREIS
• 2018-07-17 Listed $119,500 NTREIS
• 2015-04-20 Sold (Public Records) — Public Records
• 2015-04-17 Sold (MLS) — NTREIS
• 2015-03-27 Pending — NTREIS
• 2015-03-18 Contingent — NTREIS
• 2015-03-16 Listed $97,500 NTREIS
• 2009-06-05 Sold (Public Records) — Public Records
• 2009-05-28 Sold (MLS) — NTREIS
• 2009-04-19 Listing Removed — NTREIS
• 2009-03-23 Listed $89,900 NTREIS
• 2005-11-07 Sold (Public Records) — Public Records
• 2005-09-01 Listing Removed — NTREIS
• 2005-05-29 Listed $66,900 NTREIS
• 1998-06-30 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,392 · +8.3% YoY. Source: county tax records.