1034 Piedmont Dr · Abilene, TX 79601

$275,000

3 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 23 Days on market

Built 1975 9,627 sqft lot Est $232k · 18% 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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Charming 3 Bedroom 2 Bath Home In a Great Neighborhood Near some of the Best Dining, Medical, Schools and Shopping!! This one Features MANY updates! Kitchen is updated with Newer Cabinets, Quartz Countertops, light fixtures. Open Living Area with High Vaulted Ceilings with Beams, Wood Burning Fireplace. Beautiful Dark Wood Colored Vinyl Laminate flooring throughout, with Tiled Bathrooms. Beautiful Yard with Large Trees, Extended Porches, Back Porch is Covered with Nice Pergola. Storage Building for Extra Storage Space! Motivated Sellers! Pictures Coming Soon!

Key facts

• Vaulted ceiling
• Updated home
• Updated kitchen

Tags

• UPDATED HOME
• WOOD LOOK VINYL FLOORING
• UPDATED KITCHEN
• BREAKFAST BAR
• VAULTED CEILING
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Municipal utility district; Survey available; 2-day kickout contingency noted
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage with garage door opener (garage faces front, single double door)
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Cable available; Alley access; Asphalt streets; Curbs
• Home design: Single-family residence; One story; Property attached: yes
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1975
• Exterior features: Covered front and rear porches; Covered porch(es); Storage structure on property; Landscaped yard; Interior lot; Fenced backyard (wood fence)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range; Microwave; Granite countertops; Built-in cabinets; Breakfast bar; Water line to refrigerator; Pantry (listed above)
• Bedrooms: 3 bedrooms; Primary bedroom on main level with walk-in closet
• Flooring: Simulated wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High-speed internet available; Pantry; Vaulted ceilings; One living area; One dining area; Living room fireplace (wood-burning)
• Laundry & utility: Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,831/mo this rent would consume 63% 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.03% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $232,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Piedmont Dr	0.00mi	3/2.0	1,538 (0%)	0mo	$275,000	$179	100
933 Avenue F	0.25mi	3/2.0	1,608 (+5%)	1mo	$270,000	$168	80
914 Ruswood Cir	0.24mi	3/2.0	1,608 (+5%)	3mo	$235,000	$146	78
710 Gary Ln	0.21mi	3/2.0	1,613 (+5%)	7mo	$249,900	$155	76
642 Harwell St	0.21mi	3/2.0	1,635 (+6%)	6mo	$175,000	$107	74
818 Avenue F	0.21mi	3/2.0	1,745 (+14%)	4mo	$239,900	$137	65
766 E North 12th St	0.53mi	4/2.0 (+1)	1,513 (-2%)	6mo	$175,000	$116	63
825 Kenwood Dr	0.28mi	3/2.0	1,761 (+14%)	6mo	$239,825	$136	58
1317 E North 16th St	0.66mi	3/2.0	1,640 (+7%)	1mo	$230,000	$140	57
1041 Pinot Dr	0.59mi	3/3.0	1,598 (+4%)	6mo	$254,900	$160	57
926 Ruswood Cir	0.29mi	2/2.0 (-1)	1,325 (-14%)	3mo	$200,000	$151	56
1101 Cabernet Dr	0.64mi	3/3.0	1,598 (+4%)	7mo	$254,900	$160	54

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-14,660
• Equity at exit: $41,003

10-year hold

• IRR: 10.1%
• Equity multiple: 1.97×
• Total profit: $74,866
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$447 /mo · $5,365/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $233

Break-even live

Break-even rent $2,536

Max offer price $275,000

Occupancy floor 87%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	44d	1	0.23mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	13d	1	0.23mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	13d	1	1.22mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.44mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	13d	1	1.48mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	1.48mi

Listing history 26 events

1. 2026-06-03
   statusdays on market $275,000 Pending 23 DOM
2. 2026-06-02
   days on market $275,000 Active Kick-Out 22 DOM
3. 2026-06-01
   days on market $275,000 Active Kick-Out 21 DOM
4. 2026-05-31
   days on market $275,000 Active Kick-Out 20 DOM
5. 2026-05-30
   days on market $275,000 Active Kick-Out 19 DOM
6. 2026-05-15
   historical Active Kick-Out
7. 2026-05-15
   status Active
8. 2026-05-15
   historical Active Option Contract
9. 2026-05-11
   listed $275,000 Active
10. 2023-07-10
    soldstatus
11. 2023-07-07
    soldstatus Closed 584-char remark

    Show marketing remark (584 chars)

    Beautiful Charming 3 Bedroom 2 Bath Home In a Great Neighborhood Near some of the Best Dining, Medical, Schools and Shopping!! This one Features MANY updates! Kitchen is updated with Newer Cabinets, Quartz Countertops, light fixtures. Open Living Area with High Vaulted Ceilings with Beams, Wood Burning Fireplace. Beautiful Dark Wood Colored Vinyl Laminate flooring throughout, with Tiled Bathrooms. Beautiful Yard with Large Trees, Extended Porches, Back Porch is Covered with Nice Pergola. Storage Building for Extra Storage Space! Motivated Sellers! Pictures Coming Soon!

12. 2023-06-12
    status Pending 584-char remark

    Show marketing remark (584 chars)

    Beautiful Charming 3 Bedroom 2 Bath Home In a Great Neighborhood Near some of the Best Dining, Medical, Schools and Shopping!! This one Features MANY updates! Kitchen is updated with Newer Cabinets, Quartz Countertops, light fixtures. Open Living Area with High Vaulted Ceilings with Beams, Wood Burning Fireplace. Beautiful Dark Wood Colored Vinyl Laminate flooring throughout, with Tiled Bathrooms. Beautiful Yard with Large Trees, Extended Porches, Back Porch is Covered with Nice Pergola. Storage Building for Extra Storage Space! Motivated Sellers! Pictures Coming Soon!

13. 2023-06-03
    historical Active Option Contract 584-char remark

    Show marketing remark (584 chars)

    Beautiful Charming 3 Bedroom 2 Bath Home In a Great Neighborhood Near some of the Best Dining, Medical, Schools and Shopping!! This one Features MANY updates! Kitchen is updated with Newer Cabinets, Quartz Countertops, light fixtures. Open Living Area with High Vaulted Ceilings with Beams, Wood Burning Fireplace. Beautiful Dark Wood Colored Vinyl Laminate flooring throughout, with Tiled Bathrooms. Beautiful Yard with Large Trees, Extended Porches, Back Porch is Covered with Nice Pergola. Storage Building for Extra Storage Space! Motivated Sellers! Pictures Coming Soon!

14. 2023-06-01
    listed $240,000 Active 584-char remark

    Show marketing remark (584 chars)

    Beautiful Charming 3 Bedroom 2 Bath Home In a Great Neighborhood Near some of the Best Dining, Medical, Schools and Shopping!! This one Features MANY updates! Kitchen is updated with Newer Cabinets, Quartz Countertops, light fixtures. Open Living Area with High Vaulted Ceilings with Beams, Wood Burning Fireplace. Beautiful Dark Wood Colored Vinyl Laminate flooring throughout, with Tiled Bathrooms. Beautiful Yard with Large Trees, Extended Porches, Back Porch is Covered with Nice Pergola. Storage Building for Extra Storage Space! Motivated Sellers! Pictures Coming Soon!

15. 2021-10-19
    soldstatus Sold 469-char remark

    Show marketing remark (469 chars)

    Welcome to the home you’ve been searching for! Come see this fully updated, move-in ready 3 bedroom, 2 bath home that's close to ACU, HSU, new Taylor Elementary, and Hendrick Hospital. Featuring a grand living room with vaulted ceiling and brick fire place, this beautifully designed house provides updated bathrooms and kitchen. With great curb appeal and a spacious backyard, the detached storage shed is a cherry on top. Come see this one quick- it's a keeper!

16. 2021-10-08
    soldstatus
17. 2021-09-05
    status Pending 469-char remark

    Show marketing remark (469 chars)

    Welcome to the home you’ve been searching for! Come see this fully updated, move-in ready 3 bedroom, 2 bath home that's close to ACU, HSU, new Taylor Elementary, and Hendrick Hospital. Featuring a grand living room with vaulted ceiling and brick fire place, this beautifully designed house provides updated bathrooms and kitchen. With great curb appeal and a spacious backyard, the detached storage shed is a cherry on top. Come see this one quick- it's a keeper!

18. 2021-09-04
    status Active 469-char remark

    Show marketing remark (469 chars)

    Welcome to the home you’ve been searching for! Come see this fully updated, move-in ready 3 bedroom, 2 bath home that's close to ACU, HSU, new Taylor Elementary, and Hendrick Hospital. Featuring a grand living room with vaulted ceiling and brick fire place, this beautifully designed house provides updated bathrooms and kitchen. With great curb appeal and a spacious backyard, the detached storage shed is a cherry on top. Come see this one quick- it's a keeper!

19. 2021-08-19
    status Pending 469-char remark

    Show marketing remark (469 chars)

    Welcome to the home you’ve been searching for! Come see this fully updated, move-in ready 3 bedroom, 2 bath home that's close to ACU, HSU, new Taylor Elementary, and Hendrick Hospital. Featuring a grand living room with vaulted ceiling and brick fire place, this beautifully designed house provides updated bathrooms and kitchen. With great curb appeal and a spacious backyard, the detached storage shed is a cherry on top. Come see this one quick- it's a keeper!

20. 2021-08-14
    listed $195,000 Active 469-char remark

    Show marketing remark (469 chars)

    Welcome to the home you’ve been searching for! Come see this fully updated, move-in ready 3 bedroom, 2 bath home that's close to ACU, HSU, new Taylor Elementary, and Hendrick Hospital. Featuring a grand living room with vaulted ceiling and brick fire place, this beautifully designed house provides updated bathrooms and kitchen. With great curb appeal and a spacious backyard, the detached storage shed is a cherry on top. Come see this one quick- it's a keeper!

21. 2018-11-30
    soldstatus
22. 2018-11-13
    status Pending
23. 2018-11-02
    historical Active Option Contract
24. 2018-11-02
    soldstatus Sold
25. 2018-10-30
    listed $141,000 Active
26. 2005-07-08
    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: $5,365 · $447/mo
• Projected year-2 tax: $5,365 · $447/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $33,975
• − Mortgage interest: −$15,404
• − Property taxes: −$5,365
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − Depreciation: −$8,000
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $3,180/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

+95.0% since first listed

21 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-05-15 Relisted — NTREIS
• 2026-05-15 Contingent — NTREIS
• 2026-05-11 Listed $275,000 NTREIS
• 2023-07-10 Sold (Public Records) — Public Records
• 2023-07-07 Sold (MLS) — NTREIS
• 2023-06-12 Pending — NTREIS
• 2023-06-03 Contingent — NTREIS
• 2023-06-01 Listed $240,000 NTREIS
• 2021-10-19 Sold (MLS) — NTREIS
• 2021-10-08 Sold (Public Records) — Public Records
• 2021-09-05 Pending — NTREIS
• 2021-09-04 Relisted — NTREIS
• 2021-08-19 Pending — NTREIS
• 2021-08-14 Listed $195,000 NTREIS
• 2018-11-30 Sold (Public Records) — Public Records
• 2018-11-13 Pending — NTREIS
• 2018-11-02 Contingent — NTREIS
• 2018-11-02 Sold (MLS) — NTREIS
• 2018-10-30 Listed $141,000 NTREIS
• 2005-07-08 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,365 · +1.9% YoY. Source: county tax records.