3271 Sherry Ln · Abilene, TX 79603

$189,700

3 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 11 Days on market

Built 1959 7,492 sqft lot Est $202k · 6% under

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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 +23.1/30.0
• ARV discount +10.3/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• 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

Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

Key facts

• Fenced back yard
• Updated windows
• Flexible layout

Tags

• FENCED BACK YARD
• STORM CELLAR
• UPDATED WINDOWS
• FLEXIBLE LAYOUT
• TWO LIVING AREAS

Property features AI

Finance

• Other: Property type: Single family residence; Lot less than 0.5 acre; landscaped and primarily grass backyard; Subdivision: Green Acres
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport; Driveway; Garage with garage door opener; Garage faces front; 2 covered parking spaces; 1-car garage space; 1 carport space
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1959 (preowned); Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Gutters; Storm cellar; Covered patio/porch; Wood fencing; Interior lot; Landscaped yard; Large backyard with grass; Easements for utilities

Interior

• Kitchen: Gas range; Disposal
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with built-in cabinets and ensuite bath; Additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s); Electric cooling
• Interior features: Cable TV available; Accessible approach with ramp; Accessible full bath; Accessible entrance; Smoke detector(s)
• Laundry & utility: Electric dryer hookup; Laundry in kitchen; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/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 8.5% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2,137/mo this rent would consume 48% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $189,700

Questions for the listing agent

1. Built in 1959 — 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: 1.13% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $202,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3271 Sherry Ln	0.00mi	3/2.5	1,476 (0%)	1mo	$189,700	$129	96
2137 Minter Ln	0.32mi	3/2.0	1,513 (+2%)	1mo	$199,000	$132	78
1773 Westview Dr	0.44mi	3/1.0	1,418 (-4%)	0mo	$189,900	$134	70
2333 Bel Air Dr	0.27mi	3/1.0	1,354 (-8%)	1mo	$185,000	$137	70
2209 N Mockingbird Ln	0.33mi	3/1.0	1,351 (-8%)	2mo	$185,000	$137	67
1702 Rosewood Dr	0.72mi	3/2.0	1,468 (-0%)	2mo	$201,000	$137	61
2473 Marsalis Dr	0.46mi	3/2.0	1,270 (-14%)	2mo	$120,000	$94	52
1549 Briarwood St	0.61mi	4/1.0 (+1)	1,591 (+8%)	1mo	$150,000	$94	51
1950 Burger St	0.52mi	3/2.0	1,266 (-14%)	2mo	$140,000	$111	48
1448 Glenhaven Dr	0.68mi	3/1.5	1,272 (-14%)	1mo	$199,900	$157	45
1557 Burger St	0.72mi	4/2.0 (+1)	1,596 (+8%)	2mo	$225,000	$141	45
1737 Marsalis Dr	0.63mi	4/2.0 (+1)	1,642 (+11%)	1mo	$245,000	$149	44

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,336
• Equity at exit: $28,285

10-year hold

• IRR: 15.3%
• Equity multiple: 2.54×
• Total profit: $81,628
• Equity at exit: $16,402

Cash invested: $53,116 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$995
• Tax from tax record: −$273 /mo · $3,275/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $341

Break-even live

Break-even rent $1,705

Max offer price $189,700

Occupancy floor 79%

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: $47,425
• Closing costs: $5,691
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.12mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	0.36mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.50mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	43d	1	0.66mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.82mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	1.03mi
2841 Old Anson Rd Abilene, TX	2.0	1.0	932	$2,000	$2.15	13d	1	1.17mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.25mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	1.33mi

Listing history 16 events

1. 2026-05-04
   status Pending
2. 2026-04-26
   historical Active Option Contract
3. 2026-04-23
   listed $189,700 Active
4. 2023-04-25
   soldstatus
5. 2023-04-25
   soldstatus
6. 2023-04-24
   soldstatus Closed 387-char remark

   Show marketing remark (387 chars)

   Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

7. 2023-04-06
   status Pending 387-char remark

   Show marketing remark (387 chars)

   Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

8. 2023-03-27
   historical Active Option Contract 387-char remark

   Show marketing remark (387 chars)

   Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

9. 2022-12-15
   price $155,000 387-char remark

   Show marketing remark (387 chars)

   Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

10. 2022-12-06
    listed $160,000 Active 387-char remark

    Show marketing remark (387 chars)

    Welcome to this one of a kind move in ready home! 3 bedroom with an additional space within the master bedroom that could be turned into a 4th bedroom or a second living area. Home offers 2.5 bathrooms, a great size backyard, garage with front and back door that gives access to the backyard. Easy access to to Hwy 83 and I-20. Come see it before it’s gone! More pics coming soon.

11. 2022-07-18
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    Cute 3 bedroom, 2.5 bath home with new roof, new flooring, and fresh paint inside and out. Roof was installed by Barr Roofing in April and the flooring and painting was done through Angi's List and just completed in June. The primary bedroom features a large sunroom that can be used as an office or second living room. Also has a storm cellar and a storage building in the back yard. Washer, dryer, fridge, and range go with the house.

12. 2022-07-18
    soldstatus

    Show marketing remark (436 chars)

    Cute 3 bedroom, 2.5 bath home with new roof, new flooring, and fresh paint inside and out. Roof was installed by Barr Roofing in April and the flooring and painting was done through Angi's List and just completed in June. The primary bedroom features a large sunroom that can be used as an office or second living room. Also has a storm cellar and a storage building in the back yard. Washer, dryer, fridge, and range go with the house.

13. 2022-06-30
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Cute 3 bedroom, 2.5 bath home with new roof, new flooring, and fresh paint inside and out. Roof was installed by Barr Roofing in April and the flooring and painting was done through Angi's List and just completed in June. The primary bedroom features a large sunroom that can be used as an office or second living room. Also has a storm cellar and a storage building in the back yard. Washer, dryer, fridge, and range go with the house.

14. 2022-06-22
    historical Active Option Contract 436-char remark

    Show marketing remark (436 chars)

    Cute 3 bedroom, 2.5 bath home with new roof, new flooring, and fresh paint inside and out. Roof was installed by Barr Roofing in April and the flooring and painting was done through Angi's List and just completed in June. The primary bedroom features a large sunroom that can be used as an office or second living room. Also has a storm cellar and a storage building in the back yard. Washer, dryer, fridge, and range go with the house.

15. 2022-06-20
    listed $119,900 Active 436-char remark

    Show marketing remark (436 chars)

    Cute 3 bedroom, 2.5 bath home with new roof, new flooring, and fresh paint inside and out. Roof was installed by Barr Roofing in April and the flooring and painting was done through Angi's List and just completed in June. The primary bedroom features a large sunroom that can be used as an office or second living room. Also has a storm cellar and a storage building in the back yard. Washer, dryer, fridge, and range go with the house.

16. 2012-06-18
    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: $3,275 · $273/mo
• Projected year-2 tax: $3,472 · $289/mo
• Expected delta: +$196/yr (+$16/mo · 6.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% 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 10% 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: $25,640
• − Mortgage interest: −$10,626
• − Property taxes: −$3,275
• − Insurance: −$948
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$5,519
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,814/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

+58.2% since first listed

16 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-26 Contingent — NTREIS
• 2026-04-23 Listed $189,700 NTREIS
• 2023-04-25 Sold (Public Records) — Public Records
• 2023-04-25 Sold (Public Records) — Public Records
• 2023-04-24 Sold (MLS) — NTREIS
• 2023-04-06 Pending — NTREIS
• 2023-03-27 Contingent — NTREIS
• 2022-12-15 Price Changed $155,000 NTREIS
• 2022-12-06 Listed $160,000 NTREIS
• 2022-07-18 Sold (Public Records) — Public Records
• 2022-07-18 Sold (MLS) — NTREIS
• 2022-06-30 Pending — NTREIS
• 2022-06-22 Contingent — NTREIS
• 2022-06-20 Listed $119,900 NTREIS
• 2012-06-18 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,275 · +7.1% YoY. Source: county tax records.