909 Ruswood Cir · Abilene, TX 79601

$249,900

3 bd · 2.0 ba · 2,131 sqft · SingleFamily public records · 1 Days on market

Built 1981 6,534 sqft lot Est $264k · 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 +18.6/30.0
• ARV discount +9.9/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• 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

Patio home with great location near ACU, HSU or Hendricks. Brand new carpet & fresh paint throughout. Grand living area with fireplace, built ins, vaulted ceiling + perfect den - wall of storage & shelves added in 1996. Corian counters in kitchen + new kitchen flooring. Atrium for your green thumb! This is a detached home (no adjoining walls) built to lot line on one side.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: Property listed as residential single-family; Subdivision: Radford Hills; County: Taylor; Listing terms: Cash or Conventional; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces rear
• Security: Audio and video consent for visitors to record; Audio and video surveillance devices present (notice)
• Utilities: City water; City sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Built in 1981
• Exterior features: Alley access; Asphalt access

Interior

• Kitchen: Dishwasher; Eat-in kitchen
• Bedrooms: Primary bedroom on first floor; Total of 3 bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: No smart home features reported
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High-speed internet available; Two living areas; One dining area; Two total rooms (listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

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: Taylor El (math 32% / reading 44%, grade F, #1,709 of 4,322 statewide, top 40%, 658 students, 66% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,691/mo this rent would consume 60% of the median local household income ($54k/yr) (locally 1240% 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 $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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $264,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Ruswood Dr	0.03mi	3/2.0	1,934 (-9%)	3mo	$239,900	$124	81
925 Kenwood Dr	0.09mi	4/3.0 (+1)	2,153 (+1%)	8mo	$295,000	$137	78
937 Ruswood Cir	0.08mi	3/2.0	2,305 (+8%)	6mo	$274,900	$119	77
810 Harwell St	0.37mi	3/2.0	1,972 (-8%)	2mo	$255,000	$129	69
849 Harwell St	0.33mi	3/2.0	1,920 (-10%)	3mo	$220,000	$115	66
1033 Chriswood Dr	0.30mi	3/2.0	2,338 (+10%)	5mo	$298,500	$128	66
809 Harrison Ave	0.45mi	4/3.0 (+1)	2,087 (-2%)	4mo	$248,900	$119	63
942 E North 12th St	0.38mi	3/2.0	1,908 (-10%)	6mo	$214,900	$113	60
857 Harrison Ave	0.43mi	4/2.0 (+1)	2,289 (+7%)	5mo	$264,000	$115	58
817 Avenue F	0.39mi	4/2.0 (+1)	2,294 (+8%)	9mo	$285,000	$124	57
1509 Griffith Rd	0.43mi	4/2.0 (+1)	1,891 (-11%)	6mo	$339,900	$180	52
1749 Paras Ave	0.71mi	3/2.0	1,850 (-13%)	7mo	$369,900	$200	39

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,708
• Equity at exit: $37,261

10-year hold

• IRR: 11.1%
• Equity multiple: 2.08×
• Total profit: $75,818
• Equity at exit: $21,607

Cash invested: $69,972 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$469 /mo · $5,624/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $242

Break-even live

Break-even rent $2,384

Max offer price $249,900

Occupancy floor 86%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	43d	1	0.48mi
758 E North 10th St Abilene, TX	4.0	2.0	2366	$2,300	$0.97	43d	1	0.53mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	13d	1	1.31mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	13d	1	1.38mi

Listing history 3 events

1. 2026-06-10
   status $249,900 Pending 1 DOM
2. 2026-06-09
   remarks 149-char remark
3. 2026-06-09
   listed $249,900 Active Option Contract 1 DOM

ⓘ 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: $5,624 · $469/mo
• Projected year-2 tax: $5,624 · $469/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $32,287
• − Mortgage interest: −$13,998
• − Property taxes: −$5,624
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$7,270
• Taxable loss: −$1,020
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $3,152/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

+92.4% since first listed

7 events — show timeline

• 2026-06-08 Listed — NTREIS
• 2026-06-08 Listed $249,900 NTREIS
• 2009-05-20 Sold (Public Records) — Public Records
• 2009-05-18 Sold (MLS) — NTREIS
• 2009-05-04 Listing Removed — NTREIS
• 2009-02-03 Listed $129,900 NTREIS
• 2002-09-04 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,624 · +7.8% YoY. Source: county tax records.