2781 Beech St Unit A & B · Abilene, TX 79601

$360,000

8 bd · 4.0 ba · 3,151 sqft · MultiFamily · 172 Days on market

Built 1952 0.34 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

MUST HAVE AT LEAST 24 HOUR NOTICE FOR SHOWINGS! Income-Producing Duplex for Sale. Recently updated and ideally located near HSU and shopping. This attractive duplex offers an excellent opportunity for investors a seeking a reliable source of income. Each unit is designed to provide comfortable living spaces, making it easy to attract and retain tenants. Both units are currently rented, providing steady cash flow and long-term investment potential. One side is a 4 bed, 2 bath and is leased at $1800 per month. The other side is a 3 bed, 2 bath and is leased at $1700 per month. The property has been thoughtfully updated with modern finishes, ensuring a fresh and appealing environment for resid

Key facts

• Recently updated
• Thoughtfully updated
• Modern finishes

Tags

• INCOME-PRODUCING DUPLEX
• RECENTLY UPDATED
• COMFORTABLE LIVING SPACES
• THOUGHTFULLY UPDATED
• MODERN FINISHES
• PROFESSIONALLY MANAGED

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $904/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Ortiz El (math 16% / reading 20%, grade F, #3,785 of 4,322 statewide, top 88%, 484 students, 92% FRL) — zoned schools average 92% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 33% district-wide (-15 pts) — the specific schools serving this property underperform the Abilene ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $11k 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 $101k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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 1952 — 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: 1.51% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.53%
• DSCR: 1.96
• GRM: 5.5

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: 19.7%
• Equity multiple: 1.85×
• Total profit: $85,702
• Equity at exit: $53,677

10-year hold

• IRR: 31.2%
• Equity multiple: 4.51×
• Total profit: $354,140
• Equity at exit: $31,126

Cash invested: $100,800 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $5,439 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $1,809

Break-even live

Break-even rent $3,149

Max offer price $360,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,058	-5% $1,933	+0% $1,809	+5% $1,685	+10% $1,560
Rent	-10% $1,379	-5% $1,594	+0% $1,809	+5% $2,024	+10% $2,239
Rate	-1.0pp $1,990	-0.5pp $1,900	base $1,809	+0.5pp $1,716	+1.0pp $1,621

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$5,438
Total (2 units)			$5,439

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $360,000 Active 172 DOM
2. 2026-06-18
   days on market $360,000 Active 171 DOM
3. 2026-06-17
   days on market $360,000 Active 170 DOM
4. 2026-06-16
   days on market $360,000 Active 169 DOM
5. 2026-06-15
   days on market $360,000 Active 168 DOM
6. 2026-06-14
   days on market $360,000 Active 166 DOM
7. 2026-06-13
   days on market $360,000 Active 165 DOM
8. 2026-06-10
   days on market $360,000 Active 163 DOM
9. 2026-06-09
   days on market $360,000 Active 162 DOM
10. 2026-06-08
    days on market $360,000 Active 161 DOM
11. 2026-06-07
    days on market $360,000 Active 160 DOM
12. 2026-06-03
    days on market $360,000 Active 156 DOM
13. 2026-06-02
    days on market $360,000 Active 155 DOM
14. 2026-06-01
    days on market $360,000 Active 154 DOM
15. 2026-05-31
    days on market $360,000 Active 153 DOM
16. 2026-05-30
    status $360,000 Active 152 DOM
17. 2026-03-22
    status Pending
18. 2026-03-04
    historical Active Option Contract
19. 2025-11-10
    price $360,000
20. 2025-10-17
    listed $380,000 Active
21. 2025-08-01
    historical $1,800
22. 2025-07-24
    listed $1,800
23. 2025-05-15
    historical $1,800
24. 2025-05-14
    listed $1,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $65,268
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$5,221
• − Management: −$5,221
• − Depreciation: −$10,473
• Taxable income: $16,987
• Est. tax owed @ 24.0%: −$4,077
• After-tax cash flow: $17,630/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

+19900.0% since first listed

8 events — show timeline

• 2026-03-22 Pending — NTREIS
• 2026-03-04 Contingent — NTREIS
• 2025-11-10 Price Changed $360,000 NTREIS
• 2025-10-17 Listed $380,000 NTREIS
• 2025-08-01 Rental Removed $1,800 NTREIS
• 2025-07-24 Listed for Rent $1,800 NTREIS
• 2025-05-15 Rental Removed $1,800 NTREIS
• 2025-05-14 Listed for Rent $1,800 NTREIS