918 Sammons St · Abilene, TX 79605

$65,000

2 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 31 Days on market

Built 1960 8,189 sqft 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

Listing remarks MLS

This ranch-style 2 bedroom, 1.1 bathroom home is in the Elmwood neighborhood. Around the corner from Rose Park Adventure Cove and in Abilene Independent School District. New hardwood flooring throughout. Wall cutout between living room and dining room plus big windows give the home a larger, sunnier feel. Lots of cabinet space in kitchen. Good sized front and back yards with a covered front porch.

Key facts

• 8,189 sq ft lot
• Built 1960
• Listed 30 days

Property features AI

Finance

• Other: Property listed as residential single-family; Interior lot size about 0.188 acre; Directions: North on Barrow, left on S 10th St, right onto Sammons; property on the left
• Financial info: Selling as cash; Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Asphalt access; City sewer; City water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1960)
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Year built 1960
• Exterior features: Few trees; Interior lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Laminate; Wood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Living room; Dining area; Other interior features
• Laundry & utility: Laundry features noted (details not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 6.7% 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: Austin El (math 48% / reading 49%, grade D, #950 of 4,322 statewide, top 22%, 724 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 33% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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: property tax is 2.5% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.78% ✓
• Cap rate: 23.33%
• Cash-on-cash: 60.85%
• DSCR: 3.71
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $167,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Matador St	0.24mi	3/2.0 (+1)	1,165 (+2%)	2mo	$65,000	$56	76
1333 Portland Ave	0.56mi	2/1.0	1,149 (+1%)	4mo	$140,000	$122	67
3349 S 3rd St	0.65mi	2/2.0	1,136 (-0%)	1mo	$170,500	$150	66
2433 S 11th St	0.50mi	2/2.0	1,222 (+7%)	2mo	$180,000	$147	62
3109 S 5th St	0.46mi	3/2.0 (+1)	1,072 (-6%)	1mo	$165,000	$154	61
1010 Albany	0.37mi	2/1.0	1,267 (+11%)	2mo	$215,000	$170	60
3350 S 4th St	0.62mi	3/1.0 (+1)	1,164 (+2%)	1mo	$80,000	$69	60
773 S Willis St	0.31mi	3/1.0 (+1)	1,008 (-12%)	1mo	$150,000	$149	58
2225 Melrose St	0.62mi	3/1.0 (+1)	1,080 (-5%)	3mo	$155,000	$144	53
310 S Mockingbird Ln	0.59mi	2/1.0	1,020 (-10%)	1mo	$115,000	$113	52
1425 Matador St	0.53mi	2/1.0	1,008 (-12%)	4mo	$150,000	$149	50
441 Sunset Dr	0.48mi	3/2.0 (+1)	1,280 (+12%)	4mo	$159,000	$124	47

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: 36.3%
• Equity multiple: 2.70×
• Total profit: $30,960
• Equity at exit: $9,692

10-year hold

• IRR: 46.5%
• Equity multiple: 7.18×
• Total profit: $112,485
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$341
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $496

Break-even live

Break-even rent $1,180

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 College St Abilene, TX	2.0	1.0	1148	$1,595	$1.39	21d	1	0.42mi
889 Ross Ave Abilene, TX	2.0	1.0	1223	$1,700	$1.39	21d	1	0.46mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	0.72mi
234 Clyde St Abilene, TX	3.0	1.0	998	$1,995	$2.00	13d	1	0.77mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	43d	1	0.96mi
1841 S 14th St Abilene, TX	2.0	1.0	750	$1,300	$1.73	21d	1	0.96mi
417 Meander St Abilene, TX	3.0	2.0	872	$1,814	$2.08	13d	1	1.04mi
619 Poplar St Abilene, TX	2.0	1.0	884	$1,695	$1.92	13d	1	1.26mi
1649 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.32mi
1651 Palm St Abilene, TX	2.0	1.0	760	$2,500	$3.29	43d	1	1.32mi
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	21d	1	1.36mi
2400 Buffalo Gap Rd Abilene, TX	1.0	1.0	700	$1,000	$1.43	43d	1	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $65,000 Active 31 DOM
2. 2026-06-18
   days on market $65,000 Active 30 DOM
3. 2026-06-17
   days on market $65,000 Active 29 DOM
4. 2026-06-16
   days on market $65,000 Active 28 DOM
5. 2026-06-15
   days on market $65,000 Active 27 DOM
6. 2026-06-14
   days on market $65,000 Active 25 DOM
7. 2026-06-13
   days on market $65,000 Active 24 DOM
8. 2026-06-10
   days on market $65,000 Active 22 DOM
9. 2026-06-09
   days on market $65,000 Active 21 DOM
10. 2026-06-08
    days on market $65,000 Active 20 DOM
11. 2026-06-07
    days on market $65,000 Active 19 DOM
12. 2026-06-03
    days on market $65,000 Active 15 DOM
13. 2026-06-02
    days on market $65,000 Active 14 DOM
14. 2026-06-01
    days on market $65,000 Active 13 DOM
15. 2026-05-31
    days on market $65,000 Active 12 DOM
16. 2026-05-30
    days on market $65,000 Active 11 DOM
17. 2026-05-19
    listed $65,000 Active
18. 2021-03-02
    soldstatus
19. 2021-02-19
    soldstatus Sold 400-char remark

    Show marketing remark (400 chars)

    This ranch-style 2 bedroom, 1.1 bathroom home is in the Elmwood neighborhood. Around the corner from Rose Park Adventure Cove and in Abilene Independent School District. New hardwood flooring throughout. Wall cutout between living room and dining room plus big windows give the home a larger, sunnier feel. Lots of cabinet space in kitchen. Good sized front and back yards with a covered front porch.

20. 2021-01-15
    status Pending 400-char remark

    Show marketing remark (400 chars)

    This ranch-style 2 bedroom, 1.1 bathroom home is in the Elmwood neighborhood. Around the corner from Rose Park Adventure Cove and in Abilene Independent School District. New hardwood flooring throughout. Wall cutout between living room and dining room plus big windows give the home a larger, sunnier feel. Lots of cabinet space in kitchen. Good sized front and back yards with a covered front porch.

21. 2021-01-05
    historical Active Option Contract 400-char remark

    Show marketing remark (400 chars)

    This ranch-style 2 bedroom, 1.1 bathroom home is in the Elmwood neighborhood. Around the corner from Rose Park Adventure Cove and in Abilene Independent School District. New hardwood flooring throughout. Wall cutout between living room and dining room plus big windows give the home a larger, sunnier feel. Lots of cabinet space in kitchen. Good sized front and back yards with a covered front porch.

22. 2020-11-27
    listed $65,000 Active 400-char remark

    Show marketing remark (400 chars)

    This ranch-style 2 bedroom, 1.1 bathroom home is in the Elmwood neighborhood. Around the corner from Rose Park Adventure Cove and in Abilene Independent School District. New hardwood flooring throughout. Wall cutout between living room and dining room plus big windows give the home a larger, sunnier feel. Lots of cabinet space in kitchen. Good sized front and back yards with a covered front porch.

23. 2015-01-20
    soldstatus $79,000
24. 2015-01-16
    soldstatus Sold 182-char remark

    Show marketing remark (182 chars)

    This house is currently leased and rents for $600 per month. The potential for increased rents exist for this home as houses in this neighborhood, typically, lease for . 70 per sqft.

25. 2014-12-29
    status Pending 182-char remark

    Show marketing remark (182 chars)

    This house is currently leased and rents for $600 per month. The potential for increased rents exist for this home as houses in this neighborhood, typically, lease for . 70 per sqft.

26. 2014-12-18
    historical Active Option Contract 182-char remark

    Show marketing remark (182 chars)

    This house is currently leased and rents for $600 per month. The potential for increased rents exist for this home as houses in this neighborhood, typically, lease for . 70 per sqft.

27. 2014-10-08
    price $41,000 182-char remark

    Show marketing remark (182 chars)

    This house is currently leased and rents for $600 per month. The potential for increased rents exist for this home as houses in this neighborhood, typically, lease for . 70 per sqft.

28. 2014-10-07
    listed $42,000 Active 182-char remark

    Show marketing remark (182 chars)

    This house is currently leased and rents for $600 per month. The potential for increased rents exist for this home as houses in this neighborhood, typically, lease for . 70 per sqft.

29. 2007-09-11
    soldstatus
30. 2007-09-10
    soldstatus
31. 2007-08-06
    historical
32. 2007-06-12
    listed $31,900
33. 2002-07-25
    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: $1,657 · $138/mo
• Projected year-2 tax: $1,657 · $138/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 5/10 Major FEMA zone AE · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $21,705
• − Mortgage interest: −$3,641
• − Property taxes: −$1,657
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$1,891
• Taxable income: $5,599
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $4,612/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

+103.8% since first listed

17 events — show timeline

• 2026-05-19 Listed $65,000 NTREIS
• 2021-03-02 Sold (Public Records) — Public Records
• 2021-02-19 Sold (MLS) — NTREIS
• 2021-01-15 Pending — NTREIS
• 2021-01-05 Contingent — NTREIS
• 2020-11-27 Listed $65,000 NTREIS
• 2015-01-20 Sold (Public Records) $79,000 Public Records
• 2015-01-16 Sold (MLS) — NTREIS
• 2014-12-29 Pending — NTREIS
• 2014-12-18 Contingent — NTREIS
• 2014-10-08 Price Changed $41,000 NTREIS
• 2014-10-07 Listed $42,000 NTREIS
• 2007-09-11 Sold (Public Records) — Public Records
• 2007-09-10 Sold (MLS) — NTREIS
• 2007-08-06 Listing Removed — NTREIS
• 2007-06-12 Listed $31,900 NTREIS
• 2002-07-25 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,657 · -20.2% YoY. Source: county tax records.