3341 Rosedale Dr · Abilene, TX 79605

$282,000

3 bd · 2.0 ba · 1,762 sqft · SingleFamily public records · 14 Days on market

Built 1956 8,276 sqft lot Est $266k · 6% over

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Why this score? — see what drove the D 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 +16.0/30.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home with 3 bedrooms, 1.5 baths and 2 living areas. Needs some updating - but PRICE IS RIGHT! Located on lovely quite street, lot has mature landscaping. Home has large covered patio and storage shed.

Key facts

• Outstanding location
• 8,276 sq ft lot
• Built 1956

Tags

• CONVERTED GARAGE SPACE
• OUTSTANDING LOCATION

Property features AI

Finance

• Other: Exclusions: trampoline, washer and dryer; Possession typically 30–60 days or negotiable
• Financial info: Listing terms include Cash, Conventional, FHA, and VA loan; No second mortgage reported
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking; Other parking features; No garage or carport spaces
• Security: Carbon monoxide detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Attached property
• Construction: Built in 1956; Composition roof
• Exterior features: Lot under 0.5 acre (approximately 0.19 acres); Subdivision: Wychwood; Directions: Exit off of Winters Freeway on South 14th; head east on S 14th, right into Willis Street, right onto S 20th St., right onto Ivanhoe Lane, left onto Rosedale Drive

Interior

• Kitchen: Breakfast bar; Built-in cabinets; Dishwasher; Disposal
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; High-speed internet available; 6 total rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Washer hookup (washer/dryer excluded from sale)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (8.4% below list).
• Recommended offer: $232k (17.8% below list) — sets the bar for cash-flow.

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: Austin El (math 48% / reading 49%, grade D, #950 of 4,322 statewide, top 22%, 724 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 33% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+32.1%/yr); 109 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 $2,585/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 1096% 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 $8k 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.

Negotiation context

• Only 14 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

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,684 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $266,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 S 21st St	0.09mi	3/2.0	1,728 (-2%)	2mo	$225,000	$130	91
3309 S 21st St	0.14mi	3/2.0	1,650 (-6%)	3mo	$249,000	$151	80
2117 Regent Dr	0.35mi	3/2.0	1,859 (+6%)	1mo	$295,000	$159	74
125 Circle Of Holly	0.36mi	3/2.5	1,845 (+5%)	4mo	$305,000	$165	70
3617 S 20th St	0.37mi	4/2.0 (+1)	1,622 (-8%)	3mo	$210,000	$129	61
2502 Marshall St	0.72mi	3/3.0	1,763 (+0%)	2mo	$269,900	$153	61
2833 Shepherd St	0.73mi	3/2.0	1,704 (-3%)	0mo	$239,900	$141	60
3610 Brook Hollow Dr	0.65mi	3/2.0	1,665 (-6%)	1mo	$263,900	$158	60
2926 S 23rd St	0.53mi	4/1.0 (+1)	1,624 (-8%)	0mo	$189,900	$117	53
2234 Brentwood Dr	0.68mi	3/2.0	1,920 (+9%)	1mo	$199,900	$104	52
1358 Marshall St	0.74mi	3/2.5	1,680 (-5%)	4mo	$257,000	$153	52
1326 Glenwood Dr	0.51mi	2/2.0 (-1)	1,524 (-14%)	3mo	$224,900	$148	46

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: -17.0%
• Equity multiple: 0.37×
• Total profit: $-49,907
• Equity at exit: $42,047

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,550
• Equity at exit: $24,382

Cash invested: $78,960 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$1,479
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$118
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-285

Break-even live

Break-even rent $2,945

Max offer price $231,684

Occupancy floor —

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	43d	1	0.27mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	43d	1	0.59mi
2301 Post Oak Rd Abilene, TX	3.0	2.0	1915	$3,295	$1.72	20d	1	0.72mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	20d	1	0.76mi
3409 High Meadows Dr Abilene, TX	3.0	2.0	1987	$2,995	$1.51	20d	1	0.82mi
25 Juniper Cir Abilene, TX	4.0	3.0	2557	$3,500	$1.37	43d	1	0.84mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	20d	1	1.02mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	1.25mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	13d	1	1.27mi

Listing history 13 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-04-11
   listed $282,000 Active
4. 2021-08-25
   soldstatus
5. 2020-08-21
   soldstatus
6. 2020-03-30
   historical
7. 2020-01-27
   listed $164,900 Active
8. 2009-07-26
   soldstatus 210-char remark

   Show marketing remark (210 chars)

   Spacious home with 3 bedrooms, 1.5 baths and 2 living areas. Needs some updating - but PRICE IS RIGHT! Located on lovely quite street, lot has mature landscaping. Home has large covered patio and storage shed.

9. 2009-07-08
   historical 210-char remark

   Show marketing remark (210 chars)

   Spacious home with 3 bedrooms, 1.5 baths and 2 living areas. Needs some updating - but PRICE IS RIGHT! Located on lovely quite street, lot has mature landscaping. Home has large covered patio and storage shed.

10. 2009-07-06
    soldstatus
11. 2009-06-25
    listed $79,900 210-char remark

    Show marketing remark (210 chars)

    Spacious home with 3 bedrooms, 1.5 baths and 2 living areas. Needs some updating - but PRICE IS RIGHT! Located on lovely quite street, lot has mature landscaping. Home has large covered patio and storage shed.

12. 2005-09-19
    soldstatus
13. 2001-05-18
    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: $3,645 · $304/mo
• Projected year-2 tax: $5,161 · $430/mo
• Expected delta: +$1,516/yr (+$126/mo · 41.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $31,014
• − Mortgage interest: −$15,796
• − Property taxes: −$3,645
• − Insurance: −$6,529
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$8,204
• Taxable loss: −$8,121
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $-1,469/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+252.9% since first listed

13 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-11 Listed $282,000 NTREIS
• 2021-08-25 Sold (Public Records) — Public Records
• 2020-08-21 Sold (Public Records) — Public Records
• 2020-03-30 Listing Removed — NTREIS
• 2020-01-27 Listed $164,900 NTREIS
• 2009-07-26 Sold (MLS) — NTREIS
• 2009-07-08 Listing Removed — NTREIS
• 2009-07-06 Sold (Public Records) — Public Records
• 2009-06-25 Listed $79,900 NTREIS
• 2005-09-19 Sold (Public Records) — Public Records
• 2001-05-18 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,645 · +8.3% YoY. Source: county tax records.