1773 Westview Dr · Abilene, TX 79603

$189,900

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 11 Days on market

Built 1958 7,362 sqft lot $134/sqft · 32% above area Est $144k · 32% over ↓ 5% since listing

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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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

Key facts

• Near a park
• Corner lot
• New sewer line

Tags

• CORNER LOT
• NEW SEWER LINE
• NEAR A PARK

Property features AI

Finance

• Other: Property type: Residential (single family); Subdivision: Green Acres; County: Taylor, United States
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Special listing conditions: Standard
• HOA & community: No homeowners association

Exterior

• Parking: Carport; Covered parking for 4 vehicles; 1 carport space; Driveway (no garage)
• Utilities: City water; City sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single family residence; Single-story; Built in 1958
• Construction: Brick and wood construction; Shingle roof; Foundation not specified
• Exterior features: Covered porch; Covered patio; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Gas fireplace in living room
• Interior features: Cable TV available; High-speed internet available; Pantry; Window coverings; One living area; One dining area; One-level layout (single story)
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $55 ($664/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.3% 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: 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 (+40.2%/yr); 86 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,264/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 662% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $189,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $143,698
• List price: $189,900
• Delta: 32.15%
• 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
1773 Westview Dr	0.00mi	3/1.0	1,418 (0%)	0mo	$189,900	$134	100
2137 Minter Ln	0.37mi	3/2.0	1,513 (+7%)	1mo	$199,000	$132	67
1448 Glenhaven Dr	0.28mi	3/1.5	1,272 (-10%)	1mo	$199,900	$157	67
2333 Bel Air Dr	0.53mi	3/1.0	1,354 (-4%)	1mo	$185,000	$137	67
1549 Briarwood St	0.17mi	4/1.0 (+1)	1,591 (+12%)	1mo	$150,000	$94	66
3271 Sherry Ln	0.44mi	3/2.5	1,476 (+4%)	1mo	$189,700	$129	66
1950 Burger St	0.30mi	3/2.0	1,266 (-11%)	2mo	$140,000	$111	62
1461 Glenhaven Dr	0.25mi	3/1.5	1,210 (-15%)	2mo	$129,900	$107	60
1010 Fannin St	0.67mi	3/1.0	1,344 (-5%)	0mo	$166,500	$124	60
1702 Rosewood Dr	0.65mi	3/2.0	1,468 (+4%)	2mo	$201,000	$137	58
1617 Park Ave	0.62mi	4/2.0 (+1)	1,380 (-3%)	0mo	$189,900	$138	57
1557 Burger St	0.36mi	4/2.0 (+1)	1,596 (+13%)	2mo	$225,000	$141	52

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: -7.2%
• Equity multiple: 0.72×
• Total profit: $-14,991
• Equity at exit: $28,315

10-year hold

• IRR: 9.0%
• Equity multiple: 1.89×
• Total profit: $47,132
• Equity at exit: $16,419

Cash invested: $53,172 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$996
• Tax from tax record: −$232 /mo · $2,783/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $55

Break-even live

Break-even rent $2,194

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	20d	1	0.18mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.31mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.35mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	20d	1	0.43mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	0.69mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	20d	1	0.88mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.10mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	20d	1	1.25mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	1.34mi

Listing history 12 events

1. 2026-05-18
   status Pending 596-char remark
2. 2026-05-12
   historical Active Option Contract 596-char remark
3. 2026-05-07
   listed $189,900 Active 596-char remark
4. 2025-08-05
   soldstatus
5. 2025-08-01
   soldstatus Closed 966-char remark

   Show marketing remark (966 chars)

   1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

6. 2025-07-16
   status Pending 966-char remark

   Show marketing remark (966 chars)

   1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

7. 2025-06-30
   historical Active Option Contract 966-char remark

   Show marketing remark (966 chars)

   1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

8. 2025-06-17
   price $189,850 966-char remark

   Show marketing remark (966 chars)

   1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

9. 2025-06-12
   price $189,900 966-char remark

   Show marketing remark (966 chars)

   1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

10. 2025-06-07
    price $194,500 966-char remark

    Show marketing remark (966 chars)

    1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

11. 2025-05-20
    price $195,000 966-char remark

    Show marketing remark (966 chars)

    1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

12. 2025-05-05
    listed $199,000 Active 966-char remark

    Show marketing remark (966 chars)

    1773 Westview! The refrigerator, washer and dryer will convey with this property! Updated electrical, HVAC and plumbing in 2018, New roof in 2019, updated kitchen and bathroom with new granite countertops and cabinets, covered back patio, large corner lot, 2 storage sheds, flooring, new windows, and a newly updated walk-in pantry! Welcome to this cozy and well-maintained 3-bedroom, 1-bathroom home that’s full of character and potential. Tucked away on a quiet street, this home offers a warm and inviting layout ideal for first-time buyers, small families, or savvy investors. The sunlit living room flows seamlessly into the dining and kitchen areas, while the three comfortable bedrooms provide just the right amount of space for rest or work-from-home flexibility. Outside, enjoy a manageable yard with room to garden, play, or entertain. Conveniently located near schools, parks, and shopping, this gem is move-in ready with room to make it your own.

ⓘ 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: $2,783 · $232/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$692/yr (+$58/mo · 24.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% 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: $27,171
• − Mortgage interest: −$10,637
• − Property taxes: −$2,783
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$5,524
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,189/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

-4.6% since first listed

13 events — show timeline

• 2026-06-08 Sold (MLS) — NTREIS
• 2026-05-18 Pending — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-05-07 Listed $189,900 NTREIS
• 2025-08-05 Sold (Public Records) — Public Records
• 2025-08-01 Sold (MLS) — NTREIS
• 2025-07-16 Pending — NTREIS
• 2025-06-30 Contingent — NTREIS
• 2025-06-17 Price Changed $189,850 NTREIS
• 2025-06-12 Price Changed $189,900 NTREIS
• 2025-06-07 Price Changed $194,500 NTREIS
• 2025-05-20 Price Changed $195,000 NTREIS
• 2025-05-05 Listed $199,000 NTREIS

Property tax history

+5.1%/yr

Latest (2025): $2,783 · +8.3% YoY. Source: county tax records.