1066 Westridge Dr · Abilene, TX 79605

$235,000

3 bd · 2.0 ba · 1,927 sqft · SingleFamily public records · 6 Days on market

Built 1952 10,498 sqft lot Est $249k · 5% under

---

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 +18.3/30.0
• ARV discount +10.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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 MLS

Spacious corner lot to be sold as-is. New Roof as of September 2023! Large rooms with updates throughout the home.

Key facts

• Centrally located
• Quick access
• New roof

Tags

• NEW ROOF
• CENTRALLY LOCATED
• QUICK ACCESS

Property features AI

Finance

• Other: Survey available
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity connected; Cable available; Individual gas meter; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached: Yes; One story; Year built in 1952; Preowned condition
• Construction: Composition roof; Slab foundation
• Exterior features: Covered porch(es); Corner lot; Wood fencing

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Two living areas; One dining area; Total of 5 rooms; One-level layout
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $234k (0.2% below list).
• Recommended offer: $234k (0.2% 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 at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($63k/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 $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,463 (0.2% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $248,583
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Westridge Dr	0.27mi	3/2.0	2,086 (+8%)	0mo	$305,000	$146	73
4082 Stratford St	0.22mi	3/2.5	1,739 (-10%)	1mo	$315,000	$181	70
4102 Hartford St	0.39mi	3/2.0	2,063 (+7%)	6mo	$275,000	$133	65
1018 S Pioneer Dr	0.17mi	3/2.0	2,210 (+15%)	5mo	$210,000	$95	63
1361 S Pioneer Dr	0.34mi	3/1.5	1,738 (-10%)	4mo	$195,000	$112	62
801 Elmwood Dr	0.64mi	3/2.0	1,897 (-2%)	8mo	$295,000	$156	61
342 S Leggett Dr	0.75mi	3/1.5	1,934 (+0%)	5mo	$129,900	$67	58
1317 Hollis Dr	0.65mi	3/2.0	1,859 (-4%)	8mo	$299,900	$161	58
1201 Albany St	0.72mi	3/2.0	1,854 (-4%)	9mo	$225,000	$121	52
349 Oxford St	0.61mi	3/2.0	2,173 (+13%)	0mo	$249,900	$115	50
350 S Leggett Dr	0.73mi	3/2.0	1,679 (-13%)	7mo	$169,900	$101	39
310 Lexington Ave	0.69mi	4/2.0 (+1)	1,661 (-14%)	6mo	$215,000	$129	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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-11,856
• Equity at exit: $35,039

10-year hold

• IRR: 10.2%
• Equity multiple: 1.97×
• Total profit: $64,003
• Equity at exit: $20,319

Cash invested: $65,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $217

Break-even live

Break-even rent $2,071

Max offer price $235,000

Occupancy floor 86%

Sensitivity live

Price	-10% $350	-5% $283	+0% $217	+5% $150	+10% $84
Rent	-10% $31	-5% $124	+0% $217	+5% $309	+10% $402
Rate	-1.0pp $335	-0.5pp $276	base $217	+0.5pp $156	+1.0pp $94

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: $58,750
• Closing costs: $7,050
• 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	22d	1	1.14mi
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.15mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	15d	1	1.34mi

Listing history 24 events

1. 2026-05-30
   days on market $235,000 Active 6 DOM
2. 2026-04-24
   listed $235,000 Active
3. 2023-11-16
   soldstatus
4. 2023-11-15
   soldstatus Closed 114-char remark

   Show marketing remark (114 chars)

   Spacious corner lot to be sold as-is. New Roof as of September 2023! Large rooms with updates throughout the home.

5. 2023-10-24
   status Pending 114-char remark

   Show marketing remark (114 chars)

   Spacious corner lot to be sold as-is. New Roof as of September 2023! Large rooms with updates throughout the home.

6. 2023-10-17
   historical Active Option Contract 114-char remark

   Show marketing remark (114 chars)

   Spacious corner lot to be sold as-is. New Roof as of September 2023! Large rooms with updates throughout the home.

7. 2023-10-10
   listed $149,900 Active 114-char remark

   Show marketing remark (114 chars)

   Spacious corner lot to be sold as-is. New Roof as of September 2023! Large rooms with updates throughout the home.

8. 2015-07-21
   soldstatus
9. 2015-07-20
   soldstatus Sold 148-char remark

   Show marketing remark (148 chars)

   Nice corner lot. Spacious rooms throughout. Updated Triple pane windows. Includes Refrigerator, Dishwasher, Washer, Dryer, and Range. Privacy fence.

10. 2015-06-25
    status Pending 148-char remark

    Show marketing remark (148 chars)

    Nice corner lot. Spacious rooms throughout. Updated Triple pane windows. Includes Refrigerator, Dishwasher, Washer, Dryer, and Range. Privacy fence.

11. 2015-06-12
    historical Active Option Contract 148-char remark

    Show marketing remark (148 chars)

    Nice corner lot. Spacious rooms throughout. Updated Triple pane windows. Includes Refrigerator, Dishwasher, Washer, Dryer, and Range. Privacy fence.

12. 2015-06-09
    listed $119,900 Active 148-char remark

    Show marketing remark (148 chars)

    Nice corner lot. Spacious rooms throughout. Updated Triple pane windows. Includes Refrigerator, Dishwasher, Washer, Dryer, and Range. Privacy fence.

13. 2011-02-17
    soldstatus
14. 2011-02-16
    soldstatus
15. 2011-01-03
    historical
16. 2010-07-27
    listed $94,900
17. 2010-03-15
    soldstatus
18. 2010-02-10
    historical
19. 2010-02-01
    listed $28,500
20. 2008-08-12
    soldstatus
21. 2006-01-30
    soldstatus
22. 2005-10-11
    soldstatus
23. 2005-06-10
    listed $88,500
24. 2001-10-02
    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: $3,665 · $305/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$635/yr (+$53/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 27% 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: $28,136
• − Mortgage interest: −$13,164
• − Property taxes: −$3,665
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$6,836
• Taxable loss: −$1,206
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $2,888/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

+165.5% since first listed

23 events — show timeline

• 2026-04-24 Listed $235,000 NTREIS
• 2023-11-16 Sold (Public Records) — Public Records
• 2023-11-15 Sold (MLS) — NTREIS
• 2023-10-24 Pending — NTREIS
• 2023-10-17 Contingent — NTREIS
• 2023-10-10 Listed $149,900 NTREIS
• 2015-07-21 Sold (Public Records) — Public Records
• 2015-07-20 Sold (MLS) — NTREIS
• 2015-06-25 Pending — NTREIS
• 2015-06-12 Contingent — NTREIS
• 2015-06-09 Listed $119,900 NTREIS
• 2011-02-17 Sold (Public Records) — Public Records
• 2011-02-16 Sold (MLS) — NTREIS
• 2011-01-03 Listing Removed — NTREIS
• 2010-07-27 Listed $94,900 NTREIS
• 2010-03-15 Sold (MLS) — NTREIS
• 2010-02-10 Listing Removed — NTREIS
• 2010-02-01 Listed $28,500 NTREIS
• 2008-08-12 Sold (Public Records) — Public Records
• 2006-01-30 Sold (Public Records) — Public Records
• 2005-10-11 Sold (MLS) — NTREIS
• 2005-06-10 Listed $88,500 NTREIS
• 2001-10-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,665 · +6.8% YoY. Source: county tax records.