1417 Seamans Way · Abilene, TX 79602

$230,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 23 Days on market

Built 1985 6,621 sqft lot Est $215k · 7% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +5.0/5.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained lovely home@ Canterbury Trails close to zoo and park. 3bedrooms 2 baths, large living area beautiful yard, large trees beautiful backyard! This is a must see!

Key facts

• Newer appliances
• Beautiful park
• Abilene zoo

Tags

• PRIVATE PRIMARY SUITE
• NEWER APPLIANCES
• WALKING TRAILS
• ABILENE ZOO
• BEAUTIFUL PARK

Property features AI

Finance

• Other: Located in a municipal utility district
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (garage faces front) with workshop area; 2 covered parking spaces
• Utilities: City water; City sewer; Underground utilities; Curbs and concrete
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1985; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Patio; Wood fencing; Few trees; Landscaped yard; Interior lot in a subdivision

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Electric oven; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with built-in cabinets and walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Vaulted ceilings; Wainscoting; Cable TV available; Flat screen wiring; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Separate utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.8% 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: Thomas El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 414 students, 75% FRL) — zoned schools average 75% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 33% district-wide (+14 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 (+33.5%/yr); 374 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% 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 $7k 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: major wildfire 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 $226,550 (1.5% 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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $214,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Seamans Way	0.02mi	3/2.0	1,305 (-2%)	7mo	$199,000	$152	90
725 Tabard Trl	0.07mi	3/2.0	1,245 (-6%)	7mo	$195,000	$157	81
1417 Weavers Way	0.17mi	2/2.0 (-1)	1,398 (+5%)	9mo	$209,900	$150	71
1533 Sir Thopas Ct	0.13mi	3/2.0	1,518 (+14%)	2mo	$305,000	$201	68
1526 Weavers Way	0.21mi	3/2.0	1,444 (+9%)	9mo	$225,000	$156	68
914 Minda St	0.55mi	3/2.0	1,250 (-6%)	1mo	$203,000	$162	64
910 Minda St	0.56mi	3/2.0	1,250 (-6%)	1mo	$203,000	$162	63
902 Minda St	0.57mi	3/2.0	1,250 (-6%)	2mo	$203,000	$162	62
906 Minda St	0.60mi	3/2.0	1,250 (-6%)	2mo	$203,000	$162	61
898 Minda St	0.58mi	3/2.0	1,250 (-6%)	8mo	$203,000	$162	56
894 Minda St	0.59mi	3/2.0	1,250 (-6%)	9mo	$203,000	$162	55
433 Northway Dr	0.61mi	3/1.0	1,194 (-10%)	7mo	$124,999	$105	45

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: 9.3%
• Equity multiple: 1.39×
• Total profit: $24,950
• Equity at exit: $34,294

10-year hold

• IRR: 22.4%
• Equity multiple: 3.39×
• Total profit: $153,871
• Equity at exit: $19,886

Cash invested: $64,400 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 374
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,004 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $726

Break-even live

Break-even rent $2,084

Max offer price $230,000

Occupancy floor 71%

Sensitivity live

Price	-10% $857	-5% $792	+0% $726	+5% $661	+10% $596
Rent	-10% $489	-5% $608	+0% $726	+5% $845	+10% $964
Rate	-1.0pp $842	-0.5pp $785	base $726	+0.5pp $667	+1.0pp $606

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
874 N Judge Ely Blvd Abilene, TX	2.0	1.0	928	$1,595	$1.72	22d	1	1.07mi
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	15d	1	1.10mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	15d	1	1.48mi

Listing history 17 events

1. 2026-06-03
   status $230,000 Pending 23 DOM
2. 2026-06-02
   days on market $230,000 Active 23 DOM
3. 2026-06-01
   days on market $230,000 Active 22 DOM
4. 2026-05-31
   days on market $230,000 Active 21 DOM
5. 2026-05-30
   days on market $230,000 Active 20 DOM
6. 2026-05-24
   historical Active Option Contract
7. 2026-05-08
   status Pending
8. 2026-04-29
   historical Active Option Contract
9. 2026-04-29
   status Active
10. 2026-04-22
    listed $230,000 Active
11. 2017-03-09
    soldstatus
12. 2014-05-02
    soldstatus
13. 2014-05-01
    soldstatus Closed 181-char remark

    Show marketing remark (181 chars)

    Very well maintained lovely home@ Canterbury Trails close to zoo and park. 3bedrooms 2 baths, large living area beautiful yard, large trees beautiful backyard! This is a must see!

14. 2014-04-15
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Very well maintained lovely home@ Canterbury Trails close to zoo and park. 3bedrooms 2 baths, large living area beautiful yard, large trees beautiful backyard! This is a must see!

15. 2014-04-04
    historical Active Option Contract 181-char remark

    Show marketing remark (181 chars)

    Very well maintained lovely home@ Canterbury Trails close to zoo and park. 3bedrooms 2 baths, large living area beautiful yard, large trees beautiful backyard! This is a must see!

16. 2014-04-03
    listed $119,900 Active 181-char remark

    Show marketing remark (181 chars)

    Very well maintained lovely home@ Canterbury Trails close to zoo and park. 3bedrooms 2 baths, large living area beautiful yard, large trees beautiful backyard! This is a must see!

17. 2003-07-25
    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: $4,132 · $344/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$77/yr (+$6/mo · 1.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 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: $36,042
• − Mortgage interest: −$12,884
• − Property taxes: −$4,132
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,883
• − Management: −$2,883
• − Depreciation: −$6,691
• Taxable income: $5,419
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $7,417/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

+91.8% since first listed

12 events — show timeline

• 2026-05-24 Contingent — NTREIS
• 2026-05-08 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-29 Relisted — NTREIS
• 2026-04-22 Listed $230,000 NTREIS
• 2017-03-09 Sold (Public Records) — Public Records
• 2014-05-02 Sold (Public Records) — Public Records
• 2014-05-01 Sold (MLS) — NTREIS
• 2014-04-15 Pending — NTREIS
• 2014-04-04 Contingent — NTREIS
• 2014-04-03 Listed $119,900 NTREIS
• 2003-07-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,132 · +7.3% YoY. Source: county tax records.