6 Augusta Dr · Abilene, TX 79606

$399,900

4 bd · 2.0 ba · 2,805 sqft · SingleFamily public records · 77 Days on market

Built 1979 0.36 ac lot Est $426k · 6% under $25/mo HOA · 1% of rent

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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 +17.8/30.0
• ARV discount +10.3/15.0
• DSCR +5.6/10.0
• 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

Spacious 4 bed-2.5 bath in Fairway Oaks, right across the street from the golf course. The interior features vaulted ceilings, two large living areas, a formal dining room, an updated kitchen, big bedrooms, and a primary suite with tons of space. The exterior offers a hot tub, a storage building with built in shelving, mature trees, long driveway, and no neighbors behind the property!

Key facts

• Hot tub
• Built in shelving
• Storage building

Tags

• HOT TUB
• STORAGE BUILDING
• BUILT IN SHELVING
• MATURE TREES
• LONG DRIVEWAY
• NO NEIGHBORS BEHIND

Property features AI

Finance

• Other: Property listed as residential single-family; Subdivision: Fairways
• HOA & community: Mandatory HOA (Fairway Oaks HOA); HOA fee $300 annually; HOA covers grounds maintenance

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; 2-car single door configuration
• Utilities: City water; City sewer; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1979
• Exterior features: Gutters; Storage; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Double oven; Microwave
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Vaulted ceilings; Two living areas; One dining area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.

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); 288 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,007/mo this rent would consume 61% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Recommended offer $375,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $426,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Augusta Dr	0.00mi	4/2.5	2,805 (0%)	1mo	$399,900	$143	97
2558 Meadow Lake Dr	0.42mi	3/2.0 (-1)	2,598 (-7%)	2mo	$325,000	$125	62
5501 Chimney Rock Rd	0.42mi	4/3.0	2,628 (-6%)	6mo	$399,900	$152	61
8 Fairway Oaks Blvd	0.18mi	3/2.5 (-1)	3,222 (+15%)	2mo	$545,000	$169	58
6249 Bay Hill Dr	0.74mi	4/3.0	2,761 (-2%)	6mo	$449,900	$163	54
5518 Chimney Rock Rd	0.39mi	4/4.0	2,436 (-13%)	2mo	$319,900	$131	50
42 Riviera Cir	0.33mi	3/3.0 (-1)	2,429 (-13%)	5mo	$425,000	$175	49
33 Tamarisk Cir	0.47mi	3/2.0 (-1)	2,427 (-14%)	5mo	$420,000	$173	46
6134 Laurel Ct	0.69mi	3/2.5 (-1)	2,532 (-10%)	2mo	$305,150	$121	42
6 Olympic Cir	0.69mi	3/2.0 (-1)	2,442 (-13%)	1mo	$360,000	$147	40
55 Pebble Beach St	0.60mi	4/4.5	3,114 (+11%)	5mo	$299,999	$96	40
1 Hoylake Dr	0.73mi	4/3.5	3,153 (+12%)	8mo	$520,000	$165	33

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-22,524
• Equity at exit: $59,626

10-year hold

• IRR: 9.8%
• Equity multiple: 1.93×
• Total profit: $104,235
• Equity at exit: $34,576

Cash invested: $111,972 (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: 288
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,007 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$547 /mo · $6,569/yr
• Insurance: −$167
• HOA: −$25
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $330

Break-even live

Break-even rent $3,590

Max offer price $399,900

Occupancy floor 87%

Sensitivity live

Price	-10% $556	-5% $443	+0% $330	+5% $216	+10% $103
Rent	-10% $13	-5% $171	+0% $330	+5% $488	+10% $646
Rate	-1.0pp $531	-0.5pp $431	base $330	+0.5pp $226	+1.0pp $121

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.47mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	11d	1	0.91mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	0.95mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	14d	1	1.08mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-04-26
   historical Active Option Contract
3. 2026-04-23
   status Active
4. 2026-03-05
   historical Active Option Contract
5. 2026-02-18
   listed $399,900 Active
6. 2016-07-01
   historical
7. 2016-04-29
   price $279,900
8. 2016-01-14
   price $289,900
9. 2015-08-25
   listed $299,900 Active

ⓘ 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: $6,569 · $547/mo
• Projected year-2 tax: $7,318 · $610/mo
• Expected delta: +$749/yr (+$62/mo · 11.4%)

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

Taxation est. · year 1

• Rental income: $48,088
• − Mortgage interest: −$22,401
• − Property taxes: −$6,569
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,847
• − Management: −$3,847
• − HOA: −$300
• − Depreciation: −$11,633
• Taxable loss: −$2,509
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $4,558/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

+33.3% since first listed

9 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-04-26 Contingent — NTREIS
• 2026-04-23 Relisted — NTREIS
• 2026-03-05 Contingent — NTREIS
• 2026-02-18 Listed $399,900 NTREIS
• 2016-07-01 Listing Removed — NTREIS
• 2016-04-29 Price Changed $279,900 NTREIS
• 2016-01-14 Price Changed $289,900 NTREIS
• 2015-08-25 Listed $299,900 NTREIS

Property tax history

+4.6%/yr

Latest (2015): $6,569 · +4.6% YoY. Source: county tax records.