3265 Woodhollow Cir · Abilene, TX 79606

$264,900

3 bd · 2.5 ba · 2,055 sqft · SingleFamily public records · 45 Days on market

Built 1978 0.27 ac lot $129/sqft · 8% below area Est $287k · 8% under ↓ 7% since listing

---

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 +30.0/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2.5-bath home offers a spacious layout with great potential for customization. Featuring vaulted ceilings in the main living area, the home provides an open and airy feel, complemented by an eat-in kitchen as well as a wet bar just off the living room adding convenience for entertaining. The floor plan includes a Jack-and-Jill bathroom connecting two secondary bedrooms, while the primary suite offers privacy and functionality with an en-suite bath and walk-in closet. Additional highlights include a half bath for guests and a layout designed for both everyday living and gatherings. The property does require updates and is being sold as-is, presenting an excellent opportunity

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Listing terms: Cash or Conventional; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered spaces; 2-car attached garage with garage door opener and inside entrance; Driveway; Alley access; On-street parking; On-site parking; Garage faces rear
• Utilities: City water; City sewer; Electricity connected; Cable available; Curbs; Alley access
• Home design: Single-family residence; One story; Built in 1978; Brick construction; Shingle roof; Slab foundation; Property faces unknown
• Construction: Brick exterior; Shingle roof; Slab foundation; Year built: 1978
• Exterior features: Private yard; Storage; Patio; Rear porch; Shed(s); Landscaped; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Pantry
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Linoleum; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Cable TV available; Double vanity; Eat-in kitchen; High-speed internet available; Pantry; Vaulted ceilings; Walk-in closets; One living area; One dining area; 2 total rooms (aside from bedrooms and baths)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Washer/dryer area on site; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 291 active listings in the ZIP; 13 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).
• At $3,873/mo this rent would consume 59% of the median local household income ($79k/yr) (locally 1181% 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 $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 $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $256,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (median comp): $286,626
• List price: $264,900
• Delta: -7.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3297 Woodlake Dr	0.13mi	4/2.0 (+1)	2,035 (-1%)	1mo	$359,900	$177	84
4858 Jennifer Ln	0.49mi	3/2.0	2,120 (+3%)	2mo	$345,000	$163	68
2549 Woodlake Dr	0.55mi	3/2.5	1,969 (-4%)	2mo	$374,900	$190	66
4082 Esman Ct	0.55mi	4/2.0 (+1)	2,034 (-1%)	0mo	$390,000	$192	66
3226 Pheasant Dr	0.43mi	3/2.0	1,841 (-10%)	4mo	$315,000	$171	58
9 Tamarisk Cir	0.69mi	3/2.5	2,139 (+4%)	5mo	$385,000	$180	57
29 Pebble Bch	0.56mi	3/2.0	2,270 (+10%)	1mo	$320,000	$141	54
3142 Winter Hawk Dr	0.58mi	3/2.0	1,832 (-11%)	2mo	$309,900	$169	51
3834 Westchester Dr	0.59mi	3/2.0	2,293 (+12%)	2mo	$229,900	$100	49
94 Glen Abbey St	0.60mi	3/2.5	2,310 (+12%)	5mo	$409,000	$177	47
2941 Red Oak Cir	0.69mi	3/2.0	1,811 (-12%)	2mo	$289,000	$160	45
2833 Stonecrest Dr	0.73mi	3/2.0	1,829 (-11%)	4mo	$285,000	$156	42

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: 16.5%
• Equity multiple: 1.71×
• Total profit: $52,539
• Equity at exit: $39,497

10-year hold

• IRR: 28.6%
• Equity multiple: 4.18×
• Total profit: $235,733
• Equity at exit: $22,904

Cash invested: $74,172 (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 79606

• Rents YoY: 40.7%
• Active inventory: 291
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,873 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$384 /mo · $4,610/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $1,176

Break-even live

Break-even rent $2,384

Max offer price $264,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,326	-5% $1,251	+0% $1,176	+5% $1,101	+10% $1,026
Rent	-10% $870	-5% $1,023	+0% $1,176	+5% $1,329	+10% $1,482
Rate	-1.0pp $1,309	-0.5pp $1,243	base $1,176	+0.5pp $1,107	+1.0pp $1,038

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	25d	1	0.23mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	8d	1	0.61mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	45d	1	0.70mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	14d	1	0.89mi
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	0d	1	0.89mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	11d	1	1.02mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	45d	1	1.04mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	6d	1	1.05mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	22d	1	1.24mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	1.32mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	1.37mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	13d	1	1.39mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	1.48mi

Listing history 19 events

1. 2026-06-19
   days on market $264,900 Active 45 DOM
2. 2026-06-18
   days on market $264,900 Active 44 DOM
3. 2026-06-17
   days on market $264,900 Active 43 DOM
4. 2026-06-17
   price $264,900 Active 42 DOM
5. 2026-06-16
   days on market $279,900 Active 42 DOM
6. 2026-06-15
   days on market $279,900 Active 41 DOM
7. 2026-06-14
   days on market $279,900 Active 39 DOM
8. 2026-06-13
   days on market $279,900 Active 38 DOM
9. 2026-06-10
   days on market $279,900 Active 36 DOM
10. 2026-06-09
    days on market $279,900 Active 35 DOM
11. 2026-06-08
    days on market $279,900 Active 34 DOM
12. 2026-06-07
    days on market $279,900 Active 33 DOM
13. 2026-06-03
    days on market $279,900 Active 29 DOM
14. 2026-06-02
    days on market $279,900 Active 28 DOM
15. 2026-06-01
    days on market $279,900 Active 27 DOM
16. 2026-05-31
    days on market $279,900 Active 26 DOM
17. 2026-05-30
    days on market $279,900 Active 25 DOM
18. 2026-05-05
    listed $284,900 Active 772-char remark
19. 1999-08-09
    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: $4,610 · $384/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$237/yr (+$20/mo · 5.1%)

ⓘ 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 13% 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: $46,478
• − Mortgage interest: −$14,839
• − Property taxes: −$4,610
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,718
• − Management: −$3,718
• − Depreciation: −$7,706
• Taxable income: $10,562
• Est. tax owed @ 24.0%: −$2,535
• After-tax cash flow: $11,578/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): 29,182
• Household income: $79,196
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1181.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 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: ▼ -167.33%
• Current HPI: 179.2555
• Rent YoY: ▲ 40.73%
• 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

-7.0% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $264,900 NTREIS
• 2026-05-19 Price Changed $279,900 NTREIS
• 2026-05-05 Listed $284,900 NTREIS
• 1999-08-09 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,610 · -0.1% YoY. Source: county tax records.