2725 Robertson Dr · Abilene, TX 79606

$280,000

2 bd · 2.5 ba · 2,345 sqft · SingleFamily public records · 75 Days on market

Built 1960 0.28 ac lot Est $291k · at est. ↓ 3% since listing

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +9.2/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks

Endless possibilities in this spacious 2,345 sq ft home! Flexible layout offers four bedrooms or more, perfect for growing families, INVESTORS or anyone needing extra office or hobby space. The garage has been converted into heated and cooled living area but can easily be returned to a traditional parking garage if preferred. Inside, you’ll find three full bathrooms with some updates, a welcoming wood burning fireplace, and an open concept layout with split bedrooms for added privacy. Step outside to a beautiful backyard featuring an oversized covered porch, additional deck space, and an impressive tree house. RV parking, covered carports, and an extra workshop or storage area add eve

Key facts

• 0.28 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,973/mo this rent would consume 45% of the median local household income ($79k/yr) (locally 1181% 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 $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

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 $263,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $290,780
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2965 Arrowhead Dr	0.29mi	3/2.0 (+1)	2,249 (-4%)	2mo	$280,000	$124	71
2925 Robertson Dr	0.14mi	3/2.0 (+1)	2,146 (-8%)	4mo	$297,000	$138	68
5 Cobblestone Ln	0.18mi	3/2.0 (+1)	2,360 (+1%)	23mo	$249,900	$106	64
55 Cobblestone Ln	0.24mi	3/2.5 (+1)	2,187 (-7%)	15mo	$240,001	$110	61
2410 Helena Cir	0.40mi	3/2.0 (+1)	2,110 (-10%)	11mo	$379,000	$180	48
2402 Stonecrest Dr	0.46mi	3/2.0 (+1)	2,106 (-10%)	9mo	$259,900	$123	47
10 Surrey Sq	0.63mi	3/3.0 (+1)	2,157 (-8%)	6mo	$320,000	$148	45
2601 Gilmer Ave	0.33mi	3/2.0 (+1)	2,637 (+12%)	15mo	$175,000	$66	44
38 Surrey Sq	0.73mi	2/2.5	2,456 (+5%)	19mo	$275,000	$112	42
3025 Countryside Dr	0.56mi	3/2.0 (+1)	2,026 (-14%)	5mo	$299,000	$148	40
3025 Gilmer Ave	0.38mi	3/2.5 (+1)	2,075 (-12%)	22mo	$279,900	$135	40

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,319
• Equity at exit: $41,749

10-year hold

• IRR: 13.8%
• Equity multiple: 2.36×
• Total profit: $106,927
• Equity at exit: $24,209

Cash invested: $78,400 (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 79606

• Rents YoY: 40.7%
• Active inventory: 288
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,973 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $445

Break-even live

Break-even rent $2,410

Max offer price $280,000

Occupancy floor 80%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	43d	1	0.31mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	7d	1	0.76mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	43d	1	1.10mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	21d	1	1.14mi
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	24d	1	1.25mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	21d	1	1.27mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	4d	1	1.38mi

Listing history 5 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   price $280,000
3. 2026-03-28
   price $275,000
4. 2026-01-29
   listed $289,900 Active
5. 2000-09-27
   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: $3,829 · $319/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$1,295/yr (+$108/mo · 33.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $35,677
• − Mortgage interest: −$15,684
• − Property taxes: −$3,829
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,854
• − Management: −$2,854
• − Depreciation: −$8,145
• Taxable income: $909
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $5,117/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): 29,182
• Household income: $79,196
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1181.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 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: ▼ -167.33%
• Current HPI: 179.2555
• Rent YoY: ▲ 40.73%
• 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

-3.4% since first listed

5 events — show timeline

• 2026-04-15 Pending — NTREIS
• 2026-04-07 Price Changed $280,000 NTREIS
• 2026-03-28 Price Changed $275,000 NTREIS
• 2026-01-29 Listed $289,900 NTREIS
• 2000-09-27 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,829 · +1.1% YoY. Source: county tax records.