858 Beech St · Abilene, TX 79601

$445,000

9 bd · 2.0 ba · 2,368 sqft · MultiFamily public records · 69 Days on market

Built 1923 0.28 ac lot ↓ 6% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Exceptional investment opportunity in growing Abilene, TX. 858 Beech and 866 Beech are two fully occupied triplexes being offered together as a package sale for $475,000. These side-by-side properties consist of six total units across three buildings and are 100% leased with active agreements in place The portfolio includes five 1-bedroom, 1-bath units and one 3-bedroom, 1-bath unit, providing a strong and diversified rental mix. With all units currently producing income, a new owner will benefit adding this one to your rental portfolio! Located in a central Abilene area with convenient access to shopping, dining, and major employment corridors, these properties are well positioned t

Key facts

• Strong rental mix
• Total units
• 100 percent leased

Tags

• INVESTMENT OPPORTUNITY
• FULLY OCCUPIED TRIPLEXES
• SIDE BY SIDE PROPERTIES
• TOTAL UNITS
• 100 PERCENT LEASED
• STRONG RENTAL MIX

Property features AI

Finance

• Other: Property is listed as Residential Income (Triplex); Multi-parcel property
• Financial info: Gross annual income: $55,860; Gross annual expenses: $22,344; Net operating income: $33,516; Capitalization rate: 7.53%; Listing terms include 1031 exchange, cash, conventional
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Driveway; On-street parking
• Utilities: City water; City sewer; MUD water; MUD sewer; Cable available; Electricity available; Natural gas available; Sidewalks; Curbs
• Home design: Residential income property (Triplex); One level; Three buildings totaling 6 units; 100% occupancy
• Construction: Built in 1923; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Interior lot

Interior

• Kitchen: Electric oven; Electric range; Gas oven; Gas range; Refrigerator
• Bedrooms: 8 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 6 full bathrooms
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; Ceiling fans; Window units
• Interior features: Cable TV available; High-speed internet available; Decorative fireplace
• Laundry & utility: Individual water meter; Individual gas meter

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $569/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).
• Recommended offer: $418k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Purcell El (math 30% / reading 22%, grade F, #2,954 of 4,322 statewide, top 69%, 635 students, 84% FRL) — zoned schools average 84% FRL vs 57% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+43.4%/yr); 196 active listings in the ZIP; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $5,463/mo this rent would consume 122% 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 $3k of loan paydown is wiped out by about $13k 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 $125k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $418,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.52×
• Total profit: $65,366
• Equity at exit: $66,351

10-year hold

• IRR: 24.8%
• Equity multiple: 3.63×
• Total profit: $327,599
• Equity at exit: $38,475

Cash invested: $124,600 (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: 196
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $5,463 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $1,708

Break-even live

Break-even rent $3,300

Max offer price $445,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,960	-5% $1,834	+0% $1,708	+5% $1,582	+10% $1,457
Rent	-10% $1,277	-5% $1,493	+0% $1,708	+5% $1,924	+10% $2,140
Rate	-1.0pp $1,933	-0.5pp $1,822	base $1,708	+0.5pp $1,593	+1.0pp $1,476

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,008
▸ 2× units	1	1	$3,456
Total (3 units)			$5,463

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-13
   historical Active Option Contract
3. 2026-03-25
   price $445,000
4. 2026-02-24
   listed $475,000 Active
5. 2023-08-23
   historical $695
6. 2023-07-11
   price $695

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $8,144 · $679/mo
• Expected delta: +$7,084/yr (+$590/mo · 668.4%)

ⓘ 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: $65,556
• − Mortgage interest: −$24,927
• − Property taxes: −$1,060
• − Insurance: −$2,225
• − Repairs & maintenance: −$5,244
• − Management: −$5,244
• − Depreciation: −$12,945
• Taxable income: $13,910
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $17,163/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): 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

-6.3% since first listed

6 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-13 Contingent — NTREIS
• 2026-03-25 Price Changed $445,000 NTREIS
• 2026-02-24 Listed $475,000 NTREIS
• 2023-08-23 Rental Removed $695 NTREIS
• 2023-07-11 Price Changed $695 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $1,060 · +18.2% YoY. Source: county tax records.