342 Turtle Cv · Abilene, TX 79601

$295,000

6 bd · 2.0 ba · 2,662 sqft · MultiFamily public records · 35 Days on market

Built 1982 10,759 sqft lot $111/sqft · 6% above area Est $278k · 6% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Location, location, location! This brick duplex offers 3 bedrooms and 2 bathrooms each with a split bedroom floor plan. Located in a welcoming cul de sac neighborhood with easy access to local universities and downtown amenities. Great investment opportunity!

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1982

Property features AI

Finance

• Other: Property is subdivided; Duplex with 2 units and 1 building; Lot approx. 0.247 acres; Assessor building area: 2,662 total
• Financial info: Gross annual income: $31,560; Gross annual expenses: $8,245; Insurance expense: $2,839; Net operating income: $20,476; Operating expenses include insurance, maintenance, manager; Capitalization rate: 6.94%
• HOA & community: No association

Exterior

• Parking: Covered parking (4 spaces); Carport (4 spaces); 4 total parking spaces
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Residential income property — duplex; One level; Built in 1982; Composition roof
• Construction: Brick construction; Slab foundation
• Exterior features: Back yard wood fencing; Alley access

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 6 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Wood-burning fireplace (2 total)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $915/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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); 196 active listings in the ZIP; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $4,747/mo this rent would consume 106% 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 $9k 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 $83k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $277,529
• List price: $295,000
• Delta: 6.30%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.14×
• Total profit: $93,846
• Equity at exit: $43,985

10-year hold

• IRR: 36.4%
• Equity multiple: 5.19×
• Total profit: $345,989
• Equity at exit: $25,506

Cash invested: $82,600 (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: 196
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $4,747 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$250 /mo · $3,001/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $1,830

Break-even live

Break-even rent $2,430

Max offer price $295,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,997	-5% $1,914	+0% $1,830	+5% $1,747	+10% $1,663
Rent	-10% $1,455	-5% $1,643	+0% $1,830	+5% $2,018	+10% $2,205
Rate	-1.0pp $1,979	-0.5pp $1,905	base $1,830	+0.5pp $1,754	+1.0pp $1,676

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,748
Total (2 units)			$4,747

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $295,000 Pending 35 DOM
2. 2026-06-08
   days on market $295,000 Active Option Contract 35 DOM
3. 2026-06-07
   days on market $295,000 Active Option Contract 34 DOM
4. 2026-06-03
   days on market $295,000 Active Option Contract 30 DOM
5. 2026-06-02
   statusdays on market $295,000 Active Option Contract 29 DOM
6. 2026-06-01
   days on market $295,000 Active 28 DOM
7. 2026-05-31
   days on market $295,000 Active 27 DOM
8. 2026-05-30
   days on market $295,000 Active 26 DOM
9. 2026-05-08
   historical Active Option Contract 259-char remark
10. 2026-05-03
    listed $295,000 Active 259-char remark
11. 2024-06-07
    historical $1,195
12. 2024-05-24
    listed $1,195
13. 1998-03-04
    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: $3,001 · $250/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$2,398/yr (+$200/mo · 79.9%)

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

Taxation est. · year 1

• Rental income: $56,964
• − Mortgage interest: −$16,525
• − Property taxes: −$3,001
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,557
• − Management: −$4,557
• − Depreciation: −$8,582
• Taxable income: $18,268
• Est. tax owed @ 24.0%: −$4,384
• After-tax cash flow: $17,578/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): 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

+24586.2% since first listed

8 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-01 Contingent — NTREIS
• 2026-05-28 Relisted — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-03 Listed $295,000 NTREIS
• 2024-06-07 Rental Removed $1,195 NTREIS
• 2024-05-24 Listed for Rent $1,195 NTREIS
• 1998-03-04 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,001 · +18.2% YoY. Source: county tax records.