1949 Chimneywood Ct · Abilene, TX 79602

$275,000

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 31 Days on market

Built 1981 8,059 sqft lot Est $220k · 25% 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 +13.2/30.0
• Rent growth +5.0/5.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• 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

ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

Key facts

• Cul-de-sac
• Solar panels
• Crown molding

Tags

• CUL-DE-SAC
• NEW GARAGE DOOR
• WOOD-BURNING FIREPLACE
• CROWN MOLDING
• SOLAR PANELS
• FIBER INTERNET AVAILABILITY

Property features AI

Finance

• Other: Exclusions: refrigerator, washer, dryer, furniture, personal items and grill; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway; Garage faces front
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Property not attached; Subdivision: Chimney Wood Add
• Construction: Built in 1981; Brick construction; Composition roof; Slab foundation
• Exterior features: Patio; Gutters; Wood fencing; Cul-de-sac lot; Few trees; Landscaped; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Vented exhaust fan; Plumbed for gas in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (16 x 14); Bedroom on level 1 (13 x 11); Bedroom on level 1 (11 x 13)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Wood-burning fireplace with brick surround
• Interior features: Vaulted ceilings; Cable TV available; Flat screen wiring; High-speed internet available; 6 total rooms; 1 living area; 1 dining area; 1 story (one level)
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric dryer hookup

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 $-4 ($-54/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (9.9% below list).
• Recommended offer: $248k (9.9% below list) — sets the bar for 1% rule.

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: schools D+, 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.
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 33% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $247,759 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $219,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1949 Chimneywood Ct	0.00mi	3/2.0	1,617 (0%)	1mo	$275,000	$170	100
3134 Vine St	0.18mi	3/2.0	1,570 (-3%)	4mo	$249,900	$159	84
3526 Rhonni Ct	0.11mi	3/2.0	1,712 (+6%)	6mo	$310,000	$181	80
1925 Davids Ct	0.06mi	3/2.0	1,785 (+10%)	6mo	$240,000	$134	74
2618 S 38th St	0.53mi	3/2.0	1,625 (+0%)	1mo	$256,000	$158	73
2409 S 38th St	0.46mi	3/2.0	1,686 (+4%)	2mo	$189,900	$113	70
2410 S 38th St	0.44mi	3/2.0	1,763 (+9%)	5mo	$239,900	$136	60
1918 Edgemont Dr	0.28mi	4/2.0 (+1)	1,818 (+12%)	8mo	$219,900	$121	55
2526 Edgemont Dr	0.52mi	3/2.0	1,405 (-13%)	2mo	$190,000	$135	52
2302 Vine St	0.74mi	3/2.0	1,524 (-6%)	6mo	$229,000	$150	51
2701 S 27th St	0.66mi	3/2.0	1,440 (-11%)	1mo	$165,000	$115	50
2509 S 41st St	0.62mi	3/1.5	1,386 (-14%)	8mo	$145,000	$105	38

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-31,677
• Equity at exit: $41,003

10-year hold

• IRR: 4.6%
• Equity multiple: 1.41×
• Total profit: $31,949
• 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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 374
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,478 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$405 /mo · $4,861/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-4

Break-even live

Break-even rent $2,483

Max offer price $274,212

Occupancy floor 95%

Sensitivity live

Price	-10% $151	-5% $73	+0% $-4	+5% $-82	+10% $-160
Rent	-10% $-200	-5% $-102	+0% $-4	+5% $93	+10% $191
Rate	-1.0pp $134	-0.5pp $65	base $-4	+0.5pp $-76	+1.0pp $-148

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	23d	1	0.52mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	23d	1	0.63mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	23d	1	1.08mi
1934 Portland Ave Abilene, TX	3.0	2.0	1108	$1,900	$1.71	45d	1	1.18mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	23d	1	1.18mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	45d	1	1.20mi
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	1d	1	1.21mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	1.28mi

Listing history 22 events

1. 2026-05-04
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-21
   historical Active Option Contract
4. 2026-04-18
   price $275,000
5. 2026-04-02
   listed $265,000 Active
6. 2020-07-31
   soldstatus
7. 2020-07-30
   soldstatus Sold 585-char remark

   Show marketing remark (585 chars)

   ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

8. 2020-07-05
   status Pending 585-char remark

   Show marketing remark (585 chars)

   ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

9. 2020-06-23
   historical Active Option Contract 585-char remark

   Show marketing remark (585 chars)

   ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

10. 2020-06-23
    status Active 585-char remark

    Show marketing remark (585 chars)

    ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

11. 2020-06-19
    historical Active Option Contract 585-char remark

    Show marketing remark (585 chars)

    ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

12. 2020-06-10
    listed $184,900 Active 585-char remark

    Show marketing remark (585 chars)

    ESTABLISHED CHIMNEYWOOD NEIGHBORHOOD ready for new owner to come relax & enjoy. Large living area with beautiful fireplace & vaulted ceiling, fresh paint & crown molding. Updated kitchen with stainless appliances, granite countertops, new backsplash, sink & faucet, freshly painted, refrigerator stays. Large master bedroom with walk in closet. Bathrooms are updated with granite countertops, fixtures & tile shower. The backyard has an extended patio for entertaining. New windows added in front of house. New privacy fence on the northside of the house.

13. 2015-12-02
    soldstatus
14. 2015-12-01
    soldstatus Sold 205-char remark

    Show marketing remark (205 chars)

    3bdrm, 2 bath home looking for a new family. Walking distance to Cooper High School. Tucked away on a cul-de-sac in a small subdivision. $5,000 Buyer's Allowance included! Large family room with fireplace!

15. 2015-11-02
    status Pending 205-char remark

    Show marketing remark (205 chars)

    3bdrm, 2 bath home looking for a new family. Walking distance to Cooper High School. Tucked away on a cul-de-sac in a small subdivision. $5,000 Buyer's Allowance included! Large family room with fireplace!

16. 2015-10-22
    historical Active Option Contract 205-char remark

    Show marketing remark (205 chars)

    3bdrm, 2 bath home looking for a new family. Walking distance to Cooper High School. Tucked away on a cul-de-sac in a small subdivision. $5,000 Buyer's Allowance included! Large family room with fireplace!

17. 2015-10-20
    listed $148,000 Active 205-char remark

    Show marketing remark (205 chars)

    3bdrm, 2 bath home looking for a new family. Walking distance to Cooper High School. Tucked away on a cul-de-sac in a small subdivision. $5,000 Buyer's Allowance included! Large family room with fireplace!

18. 2011-11-30
    soldstatus
19. 2011-11-29
    soldstatus
20. 2011-11-08
    historical
21. 2011-10-25
    listed $119,900
22. 2004-02-23
    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: $4,861 · $405/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$172/yr (+$14/mo · 3.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $29,731
• − Mortgage interest: −$15,404
• − Property taxes: −$4,861
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$8,000
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $1,066/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

+129.4% since first listed

22 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-05-04 Relisted — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-18 Price Changed $275,000 NTREIS
• 2026-04-02 Listed $265,000 NTREIS
• 2020-07-31 Sold (Public Records) — Public Records
• 2020-07-30 Sold (MLS) — NTREIS
• 2020-07-05 Pending — NTREIS
• 2020-06-23 Contingent — NTREIS
• 2020-06-23 Relisted — NTREIS
• 2020-06-19 Contingent — NTREIS
• 2020-06-10 Listed $184,900 NTREIS
• 2015-12-02 Sold (Public Records) — Public Records
• 2015-12-01 Sold (MLS) — NTREIS
• 2015-11-02 Pending — NTREIS
• 2015-10-22 Contingent — NTREIS
• 2015-10-20 Listed $148,000 NTREIS
• 2011-11-30 Sold (Public Records) — Public Records
• 2011-11-29 Sold (MLS) — NTREIS
• 2011-11-08 Listing Removed — NTREIS
• 2011-10-25 Listed $119,900 NTREIS
• 2004-02-23 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,861 · +1.6% YoY. Source: county tax records.