1318 Westridge Dr · Abilene, TX 79605

$305,000

3 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 25 Days on market

Built 1952 0.39 ac lot Est $288k · 6% 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 +13.3/30.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ESTATE OWNED; AS IS. No seller's disclosure required on Estates! Charming property with potential from top to bottom! 3 bedroom, 2 bath, and the most beautiful hard wood floors ever! Smart kitchen with stove, dishwasher and microhood provided. Front, back and side yards plus a storage building, too. Side driveway, covered porches and room to grow.

Key facts

• Large backyard
• Three car garage
• Extensive storage

Tags

• OVERSIZED LOT
• LARGE BACKYARD
• 30X40 SHOP
• THREE CAR GARAGE
• EXTENSIVE STORAGE
• AIR PURIFICATION SYSTEM

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing conditions; No municipal utility district
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Enclosed garage with workshop and storage; 3 covered parking spaces; Additional parking available; 3-car garage (approximately 40' wide x 30' deep)
• Security: Owned security system
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Phone available; All-weather road access and curbs; alley access
• Home design: Single family residence; One story; Residential property; Security system owned
• Construction: Built in 1952; Board & batten siding; Composition/shingle roof; Slab foundation; Air purifier included
• Exterior features: Covered porch; Covered patio/porch areas; Other structures include garage(s) and workshop with electric

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Water line to refrigerator; Water purifier; Built-in cabinets; Pantry and second pantry; Space for freezer
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with ensuite bath
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks, built-in cabinets and granite countertop
• Heating & cooling: Central heating; Natural gas heating; Fireplace(s) for supplemental heat; Central air conditioning; Ceiling fans; Electric cooling; Roof turbine(s)
• Interior features: Cable TV available; High speed internet available; Chandelier and decorative lighting; Double vanity in bath; Pantry; Plantation shutters and window coverings; Room count: 7; One living area and one dining area
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $0 ($-4/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (13.0% below list).
• Recommended offer: $265k (13.0% 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: 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: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+32.1%/yr); 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,653/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 1096% 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 $9k 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 25 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $265,259 (13.0% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $287,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Westridge Dr	0.00mi	3/2.0	2,086 (0%)	0mo	$305,000	$146	100
4102 Hartford St	0.13mi	3/2.0	2,063 (-1%)	6mo	$275,000	$133	87
1018 S Pioneer Dr	0.39mi	3/2.0	2,210 (+6%)	5mo	$210,000	$95	68
1626 Glenwood Dr	0.73mi	3/2.0	2,124 (+2%)	2mo	$245,000	$115	62
865 S Leggett Dr	0.60mi	2/2.0 (-1)	2,069 (-1%)	9mo	$239,000	$116	58
817 Rivercrest Dr	0.72mi	3/2.0	2,268 (+9%)	1mo	$399,000	$176	51
1101 Albany St	0.73mi	3/2.0	2,248 (+8%)	4mo	$299,900	$133	49
1317 Hollis Dr	0.56mi	3/2.0	1,859 (-11%)	8mo	$299,900	$161	49
125 Circle Of Holly	0.65mi	3/2.5	1,845 (-12%)	4mo	$305,000	$165	45
3418 S 11th St	0.69mi	4/2.0 (+1)	2,211 (+6%)	9mo	$305,000	$138	45
2033 River Oaks Cir	0.57mi	3/2.0	1,827 (-12%)	10mo	$299,900	$164	45
1201 Albany St	0.71mi	3/2.0	1,854 (-11%)	9mo	$225,000	$121	41

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-35,393
• Equity at exit: $45,476

10-year hold

• IRR: 4.3%
• Equity multiple: 1.39×
• Total profit: $33,090
• Equity at exit: $26,371

Cash invested: $85,400 (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 79605

• Rents YoY: 32.1%
• Active inventory: 118
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$369 /mo · $4,432/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-0

Break-even live

Break-even rent $2,653

Max offer price $304,943

Occupancy floor 95%

Sensitivity live

Price	-10% $172	-5% $86	+0% $0	+5% $-87	+10% $-173
Rent	-10% $-210	-5% $-105	+0% $0	+5% $104	+10% $209
Rate	-1.0pp $153	-0.5pp $77	base $0	+0.5pp $-79	+1.0pp $-160

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Post Oak Rd Abilene, TX	3.0	2.0	1915	$3,295	$1.72	23d	1	0.86mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	1.30mi
25 Juniper Cir Abilene, TX	4.0	3.0	2557	$3,500	$1.37	45d	1	1.36mi

Listing history 8 events

1. 2026-05-20
   status Pending
2. 2026-04-28
   historical Active Option Contract
3. 2026-04-24
   listed $305,000 Active
4. 2019-01-15
   soldstatus
5. 2019-01-10
   soldstatus Sold 350-char remark

   Show marketing remark (350 chars)

   ESTATE OWNED; AS IS. No seller's disclosure required on Estates! Charming property with potential from top to bottom! 3 bedroom, 2 bath, and the most beautiful hard wood floors ever! Smart kitchen with stove, dishwasher and microhood provided. Front, back and side yards plus a storage building, too. Side driveway, covered porches and room to grow.

6. 2018-11-26
   status Pending 350-char remark

   Show marketing remark (350 chars)

   ESTATE OWNED; AS IS. No seller's disclosure required on Estates! Charming property with potential from top to bottom! 3 bedroom, 2 bath, and the most beautiful hard wood floors ever! Smart kitchen with stove, dishwasher and microhood provided. Front, back and side yards plus a storage building, too. Side driveway, covered porches and room to grow.

7. 2018-11-05
   historical Active Option Contract 350-char remark

   Show marketing remark (350 chars)

   ESTATE OWNED; AS IS. No seller's disclosure required on Estates! Charming property with potential from top to bottom! 3 bedroom, 2 bath, and the most beautiful hard wood floors ever! Smart kitchen with stove, dishwasher and microhood provided. Front, back and side yards plus a storage building, too. Side driveway, covered porches and room to grow.

8. 2018-10-22
   listed $129,900 Active 350-char remark

   Show marketing remark (350 chars)

   ESTATE OWNED; AS IS. No seller's disclosure required on Estates! Charming property with potential from top to bottom! 3 bedroom, 2 bath, and the most beautiful hard wood floors ever! Smart kitchen with stove, dishwasher and microhood provided. Front, back and side yards plus a storage building, too. Side driveway, covered porches and room to grow.

ⓘ 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: $4,432 · $369/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$1,150/yr (+$96/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $31,831
• − Mortgage interest: −$17,085
• − Property taxes: −$4,432
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$8,873
• Taxable loss: −$5,176
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $1,238/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

+134.8% since first listed

8 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-24 Listed $305,000 NTREIS
• 2019-01-15 Sold (Public Records) — Public Records
• 2019-01-10 Sold (MLS) — NTREIS
• 2018-11-26 Pending — NTREIS
• 2018-11-05 Contingent — NTREIS
• 2018-10-22 Listed $129,900 NTREIS

Property tax history

+5.8%/yr

Latest (2025): $4,432 · +0.4% YoY. Source: county tax records.