3402 Amarillo Ct · Abilene, TX 79602

$365,000

3 bd · 3.0 ba · 1,960 sqft · SingleFamily public records · 13 Days on market

Built 2005 9,148 sqft lot $186/sqft · 57% above area

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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 +15.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• 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 home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

Key facts

• Hot tub
• Covered patio
• Grilling area

Tags

• ADJACENT TO A HUGE GREENBELT
• SIDE ENTRANCE INTO THE OFFICE
• COVERED PATIO
• PENNY-COVERED COCKTAIL BAR
• GRILLING AREA
• HOT TUB

Property features AI

Finance

• Other: Survey available; Municipal utility district: No
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (20' x 20', 8' height); Covered parking for 2 vehicles; Driveway; Garage has side-facing doors and storage
• Security: No specific security system listed
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Asphalt access; Solar energy generation
• Home design: Single-family residence; One story; Residential property; Built in 2005; Property faces within a subdivision (corner lot noted in directions)
• Construction: Brick construction; Composition/shingle roof; Slab foundation
• Exterior features: Covered porch(es); Covered deck; Outdoor living center; Fire pit; Private yard; Fenced pool area; Storage and outbuilding; Wood fencing; Subdivision lot on a cul-de-sac with landscaping and some trees

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Ice maker; Granite counters; Kitchen island; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with dual sinks, ensuite bath, separate shower, built-in cabinets, and granite/stone countertops; Two additional bedrooms on main level (each approx. 12 x 12); Office on main level (approx. 11 x 12) that includes built-in cabinets
• Flooring: Ceramic tile flooring
• Bathrooms: Three full bathrooms; Primary bath features double vanity and separate shower
• Heating & cooling: Central heating and central air; Heat pump; Fireplace(s) contribute to heating; Active solar; Electric cooling and ceiling fans
• Interior features: Built-in features and cabinets; Cable TV available; Cathedral ceilings; Decorative lighting; Double vanities; Eat-in kitchen; Granite counters and granite/stone countertops; Kitchen island; Open floorplan; High-speed internet available; Walk-in closets; Window coverings
• Laundry & utility: Utility room with full-size washer/dryer area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (1.8% below list).
• Recommended offer: $358k (1.8% 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).
• At $3,585/mo this rent would consume 48% of the median local household income ($90k/yr) (locally 338% 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 $3k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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

• 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 $358,484 (1.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $235,252
• List price: $365,000
• Delta: 55.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3402 Amarillo Ct	0.00mi	3/3.0	1,978 (+1%)	0mo	$365,000	$185	98
3525 Cooper Ct	0.10mi	3/2.0	1,945 (-1%)	12mo	$279,500	$144	80
3501 Cooper Ct	0.07mi	4/2.0 (+1)	2,042 (+4%)	3mo	$375,000	$184	78
1925 Davids Ct	0.08mi	3/2.0	1,785 (-9%)	6mo	$240,000	$134	72
2809 Grand Ave	0.43mi	3/2.0	1,981 (+1%)	5mo	$214,900	$108	70
2380 S 32nd St	0.41mi	3/2.0	2,006 (+2%)	8mo	$234,500	$117	66
3526 Rhonni Ct	0.10mi	3/2.0	1,712 (-13%)	6mo	$310,000	$181	65
1918 Edgemont Dr	0.28mi	4/2.0 (+1)	1,818 (-7%)	8mo	$219,900	$121	60
2410 S 38th St	0.47mi	3/2.0	1,763 (-10%)	5mo	$239,900	$136	53
2338 Cooke St	0.52mi	4/2.0 (+1)	1,900 (-3%)	15mo	$249,900	$132	49
2409 S 38th St	0.49mi	3/2.0	1,686 (-14%)	2mo	$189,900	$113	48
2625 Bennett Dr	0.60mi	3/2.0	1,702 (-13%)	16mo	$179,900	$106	33

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: -7.9%
• Equity multiple: 0.69×
• Total profit: $-31,202
• Equity at exit: $54,423

10-year hold

• IRR: 7.4%
• Equity multiple: 1.70×
• Total profit: $71,086
• Equity at exit: $31,559

Cash invested: $102,200 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 374
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,585 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$627 /mo · $7,525/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $139

Break-even live

Break-even rent $3,409

Max offer price $365,000

Occupancy floor 91%

Sensitivity live

Price	-10% $345	-5% $242	+0% $139	+5% $35	+10% $-68
Rent	-10% $-144	-5% $-3	+0% $139	+5% $280	+10% $422
Rate	-1.0pp $323	-0.5pp $232	base $139	+0.5pp $44	+1.0pp $-52

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	15d	1	0.34mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	22d	1	0.56mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	22d	1	1.10mi
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	1.15mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	45d	1	1.22mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	22d	1	1.24mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	12d	1	1.28mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	45d	1	1.34mi

Listing history 26 events

1. 2026-05-14
   status Pending 787-char remark
2. 2026-05-05
   historical Active Option Contract 787-char remark
3. 2026-04-30
   listed $365,000 Active 787-char remark
4. 2022-08-04
   soldstatus
5. 2022-08-03
   soldstatus Closed 519-char remark

   Show marketing remark (519 chars)

   This home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

6. 2022-06-15
   historical Active Kick-Out 519-char remark

   Show marketing remark (519 chars)

   This home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

7. 2022-06-07
   status Active 519-char remark

   Show marketing remark (519 chars)

   This home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

8. 2022-06-06
   historical Active Option Contract 519-char remark

   Show marketing remark (519 chars)

   This home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

9. 2022-06-02
   listed $337,000 Active 519-char remark

   Show marketing remark (519 chars)

   This home is READY FOR SUMMER! This little hidden pocket of Abilene is off the beaten path yet convenient to all things Abilene. Walking distance to Cooper High School, and adjacent to a large park, set up with ball fields and room to run. Sit on the porch and watch kids play outside at the park or in your private backyard pool. Make tons of memories having fun in this outdoor party-pad. Private hot tub, pool, deck, outdoor grilling area, cocktail bar, and firepit. Everything you need to entertain for hours.

10. 2015-08-05
    historical

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

11. 2015-08-05
    soldstatus Sold

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

12. 2015-08-03
    soldstatus
13. 2015-07-20
    status Pending

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

14. 2015-07-02
    historical Active Option Contract

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

15. 2015-06-29
    price $229,900

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

16. 2015-06-29
    status Active

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

17. 2015-06-12
    status Pending

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

18. 2015-06-01
    historical Active Option Contract

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

19. 2015-04-08
    listed $239,900 Active

    Show marketing remark (251 chars)

    Spacious 3 bedroom , 3 bath home with private mother-in-law suite or teen suite. Gorgeous dark bottom , heated salt water pool with spa!! Granite counters & stone flooring, skylights, under counter lighting, storage and lots of custom built ins.

20. 2011-10-03
    soldstatus
21. 2011-09-29
    soldstatus
22. 2011-08-29
    historical
23. 2011-05-08
    listed $218,000
24. 2009-03-11
    soldstatus
25. 2005-05-31
    soldstatus
26. 1998-11-23
    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: $7,525 · $627/mo
• Projected year-2 tax: $7,525 · $627/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $43,018
• − Mortgage interest: −$20,446
• − Property taxes: −$7,525
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − Depreciation: −$10,618
• Taxable loss: −$4,278
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $2,692/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

+67.4% since first listed

27 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-30 Listed $365,000 NTREIS
• 2022-08-04 Sold (Public Records) — Public Records
• 2022-08-03 Sold (MLS) — NTREIS
• 2022-06-15 Contingent — NTREIS
• 2022-06-07 Relisted — NTREIS
• 2022-06-06 Contingent — NTREIS
• 2022-06-02 Listed $337,000 NTREIS
• 2015-08-05 Listing Removed — NTREIS
• 2015-08-05 Sold (MLS) — NTREIS
• 2015-08-03 Sold (Public Records) — Public Records
• 2015-07-20 Pending — NTREIS
• 2015-07-02 Contingent — NTREIS
• 2015-06-29 Price Changed $229,900 NTREIS
• 2015-06-29 Relisted — NTREIS
• 2015-06-12 Pending — NTREIS
• 2015-06-01 Contingent — NTREIS
• 2015-04-08 Listed $239,900 NTREIS
• 2011-10-03 Sold (Public Records) — Public Records
• 2011-09-29 Sold (MLS) — NTREIS
• 2011-08-29 Listing Removed — NTREIS
• 2011-05-08 Listed $218,000 NTREIS
• 2009-03-11 Sold (Public Records) — Public Records
• 2005-05-31 Sold (Public Records) — Public Records
• 1998-11-23 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $7,525 · +1.2% YoY. Source: county tax records.