101 Sugarberry Ave · Abilene, TX 79602

$255,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 20 Days on market

Built 2007 0.39 ac lot Est $294k · 13% under

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Why this score? — see what drove the B 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 +25.2/30.0
• ARV discount +13.5/15.0
• DSCR +8.3/10.0
• 1% rule +7.7/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this beautiful home in Wylie Schools and close to Kirby Lake! The home features one of the largest lots in the neighborhood, a wood burning fireplace, spacious master suite, lifted ceilings, and covered backyard patio. Includes refrigerator, washer, and dryer. This is truly the perfect family home!

Key facts

• Covered back patio
• Largest lots
• Generous yard space

Tags

• LARGEST LOTS
• COZY WOOD BURNING FIREPLACE
• COVERED BACK PATIO
• GENEROUS YARD SPACE
• CLOSE PROXIMITY TO SHOPPING
• DINING AND RECREATION

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces side
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Built in 2007; Subdivision: Parkside Place Sub
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Year built 2007
• Exterior features: Covered porch(es); Wood fencing; Corner lot in a subdivision; Interior lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Pantry; Breakfast room (7 x 7)
• Bedrooms: Primary bedroom on main level (14 x 16); Bedroom on main level (11 x 11); Bedroom on main level (11 x 11)
• Flooring: Tile flooring
• Bathrooms: Primary bathroom on main level with dual sinks, built-in cabinets, garden tub and separate shower (14 x 10); Additional full bathroom on main level (14 x 5)
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Built-in features; Double vanity; High speed internet available
• Laundry & utility: Full-size washer/dryer area; Laundry room with built-in cabinets, drip/dry area and space for freezer (9 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.7% 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.
• Wylie ISD (rural): math 63% / reading 62% proficiency, ranked #32 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Wylie East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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: property tax is 2.6% of price.
• Climate carrying-cost: severe 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 $251,175 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.27% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $294,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Sugarberry Ave	0.15mi	3/2.0	1,598 (-1%)	7mo	$269,900	$169	85
250 Sugarberry Ave	0.22mi	3/2.0	1,580 (-2%)	5mo	$273,000	$173	82
249 Lollipop Trl	0.25mi	3/2.0	1,537 (-5%)	3mo	$295,000	$192	78
233 Sugarberry Ave	0.19mi	4/2.0 (+1)	1,579 (-2%)	7mo	$265,000	$168	76
365 Lollipop Trl	0.42mi	3/2.0	1,595 (-1%)	4mo	$280,000	$176	75
349 Lollipop Trl	0.39mi	4/2.0 (+1)	1,569 (-3%)	1mo	$285,000	$182	71
334 Lollipop Trl	0.36mi	3/2.0	1,456 (-10%)	6mo	$265,000	$182	62
234 Southlake Dr	0.51mi	4/2.0 (+1)	1,748 (+8%)	5mo	$329,900	$189	53
318 Whiterock Dr	0.54mi	4/2.0 (+1)	1,784 (+10%)	6mo	$345,000	$193	48
310 Whiterock Dr	0.53mi	4/2.0 (+1)	1,811 (+12%)	6mo	$331,299	$183	45
641 Wackadoo Dr	0.73mi	4/2.0 (+1)	1,781 (+10%)	6mo	$305,000	$171	39
7149 Mcleod Dr	0.73mi	4/2.0 (+1)	1,834 (+14%)	4mo	$339,900	$185	35

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $12,280
• Equity at exit: $38,021

10-year hold

• IRR: 18.2%
• Equity multiple: 2.91×
• Total profit: $136,141
• Equity at exit: $22,048

Cash invested: $71,400 (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: 370
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,241 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$547 /mo · $6,567/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $570

Break-even live

Break-even rent $2,520

Max offer price $255,000

Occupancy floor 77%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.41mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	2d	1	0.41mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	2d	1	0.52mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.60mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	43d	1	0.74mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.76mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.77mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.86mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	3d	1	0.88mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.89mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	13d	1	0.93mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	18d	1	1.03mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	1.36mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	43d	1	1.36mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	1.38mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	20d	1	1.40mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	1.41mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	3d	1	1.42mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	4d	1	1.46mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	1.47mi

Listing history 23 events

1. 2026-06-03
   status $255,000 Pending 20 DOM
2. 2026-06-02
   days on market $255,000 Active Option Contract 20 DOM
3. 2026-06-01
   days on market $255,000 Active Option Contract 19 DOM
4. 2026-05-31
   days on market $255,000 Active Option Contract 18 DOM
5. 2026-05-30
   days on market $255,000 Active Option Contract 17 DOM
6. 2026-05-23
   historical Active Option Contract
7. 2026-05-22
   status Active
8. 2026-05-16
   historical Active Option Contract
9. 2026-05-13
   listed $255,000 Active
10. 2022-01-12
    soldstatus
11. 2022-01-11
    soldstatus Sold 312-char remark

    Show marketing remark (312 chars)

    Come and see this beautiful home in Wylie Schools and close to Kirby Lake! The home features one of the largest lots in the neighborhood, a wood burning fireplace, spacious master suite, lifted ceilings, and covered backyard patio. Includes refrigerator, washer, and dryer. This is truly the perfect family home!

12. 2021-12-20
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Come and see this beautiful home in Wylie Schools and close to Kirby Lake! The home features one of the largest lots in the neighborhood, a wood burning fireplace, spacious master suite, lifted ceilings, and covered backyard patio. Includes refrigerator, washer, and dryer. This is truly the perfect family home!

13. 2021-12-10
    historical Active Option Contract 312-char remark

    Show marketing remark (312 chars)

    Come and see this beautiful home in Wylie Schools and close to Kirby Lake! The home features one of the largest lots in the neighborhood, a wood burning fireplace, spacious master suite, lifted ceilings, and covered backyard patio. Includes refrigerator, washer, and dryer. This is truly the perfect family home!

14. 2021-12-01
    listed $240,000 Active 312-char remark

    Show marketing remark (312 chars)

    Come and see this beautiful home in Wylie Schools and close to Kirby Lake! The home features one of the largest lots in the neighborhood, a wood burning fireplace, spacious master suite, lifted ceilings, and covered backyard patio. Includes refrigerator, washer, and dryer. This is truly the perfect family home!

15. 2014-06-03
    soldstatus
16. 2014-06-02
    soldstatus Closed 311-char remark

    Show marketing remark (311 chars)

    Beautiful 3 bedroom, 2 bath home in Parkside Place built as a custom built home in 2007. Great living space, with vaulted ceilings and split floor plan. Situated on a corner lot with a privacy backyard. You will love the beautiful upkeep of this property. Still looks new. Make an appointment and make it yours!

17. 2014-04-22
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Beautiful 3 bedroom, 2 bath home in Parkside Place built as a custom built home in 2007. Great living space, with vaulted ceilings and split floor plan. Situated on a corner lot with a privacy backyard. You will love the beautiful upkeep of this property. Still looks new. Make an appointment and make it yours!

18. 2014-04-05
    historical Active Option Contract 311-char remark

    Show marketing remark (311 chars)

    Beautiful 3 bedroom, 2 bath home in Parkside Place built as a custom built home in 2007. Great living space, with vaulted ceilings and split floor plan. Situated on a corner lot with a privacy backyard. You will love the beautiful upkeep of this property. Still looks new. Make an appointment and make it yours!

19. 2014-04-03
    listed $174,900 Active 311-char remark

    Show marketing remark (311 chars)

    Beautiful 3 bedroom, 2 bath home in Parkside Place built as a custom built home in 2007. Great living space, with vaulted ceilings and split floor plan. Situated on a corner lot with a privacy backyard. You will love the beautiful upkeep of this property. Still looks new. Make an appointment and make it yours!

20. 2010-12-31
    historical
21. 2010-05-25
    listed $154,900
22. 2008-04-17
    soldstatus
23. 2007-04-20
    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: $6,567 · $547/mo
• Projected year-2 tax: $6,567 · $547/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $38,893
• − Mortgage interest: −$14,284
• − Property taxes: −$6,567
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$7,418
• Taxable income: $3,126
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $6,086/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: Wylie ISD
• NCES district ID: 4846500
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $78,248
• Composite: 55.86/100
• National rank: #1206
• State rank: #32 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: 26,588
• 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

+64.6% since first listed

18 events — show timeline

• 2026-05-23 Contingent — NTREIS
• 2026-05-22 Relisted — NTREIS
• 2026-05-16 Contingent — NTREIS
• 2026-05-13 Listed $255,000 NTREIS
• 2022-01-12 Sold (Public Records) — Public Records
• 2022-01-11 Sold (MLS) — NTREIS
• 2021-12-20 Pending — NTREIS
• 2021-12-10 Contingent — NTREIS
• 2021-12-01 Listed $240,000 NTREIS
• 2014-06-03 Sold (Public Records) — Public Records
• 2014-06-02 Sold (MLS) — NTREIS
• 2014-04-22 Pending — NTREIS
• 2014-04-05 Contingent — NTREIS
• 2014-04-03 Listed $174,900 NTREIS
• 2010-12-31 Listing Removed — NTREIS
• 2010-05-25 Listed $154,900 NTREIS
• 2008-04-17 Sold (Public Records) — Public Records
• 2007-04-20 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $6,567 · +0.6% YoY. Source: county tax records.