310 S 3rd St · Abbott, TX 76621

$130,000

2 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 142 Days on market

Built 1945 0.34 ac lot $112/sqft · 24% below area Est $172k · 24% under ↓ 13% since listing

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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 +15.8/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the charm of small-town Texas living in Abbott, a cozy well-established single-family home nestled on a spacious 0.34-acre lot. This 1,160 sq ft residence offers 2 bathrooms and timeless character, perfect for those seeking a comfortable, manageable footprint with room to add personal touches or updates. The generous lot provides plenty of outdoor space for gardening, entertaining, or simply enjoying the peaceful surroundings. Located in the heart of Abbott, this property embodies the appeal of rural Texas: tight-knit neighbors, a relaxed pace, strong sense of community, and easy access to nearby amenities along I-35. Whether you're drawn to the area's affordability, or the welcoming small town vibe complete with nearby schools and the convenience of larger cities just a short drive away.

Key facts

• Spacious lot
• Outdoor space
• 0.34 acre lot

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $59 ($707/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (16.2% below list).
• Recommended offer: $109k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#463 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Abbott ISD (rural): math 70% / reading 60% proficiency, ranked #72 of 1,141 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,981 (16.2% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.84% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $171,752
• List price: $130,000
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $19,368
• Equity at exit: $58,454

10-year hold

• IRR: 11.7%
• Equity multiple: 2.75×
• Total profit: $63,654
• Equity at exit: $90,084

Cash invested: $36,400 (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 76621

• Active inventory: 22
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $59

Break-even live

Break-even rent $1,015

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $96	+0% $59	+5% $22	+10% $-15
Rent	-10% $-27	-5% $16	+0% $59	+5% $102	+10% $145
Rate	-1.0pp $124	-0.5pp $92	base $59	+0.5pp $25	+1.0pp $-9

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 142 DOM
2. 2026-06-18
   days on market $130,000 Active 140 DOM
3. 2026-06-17
   days on market $130,000 Active 139 DOM
4. 2026-06-16
   days on market $130,000 Active 138 DOM
5. 2026-06-15
   days on market $130,000 Active 137 DOM
6. 2026-06-13
   days on market $130,000 Active 135 DOM
7. 2026-06-12
   days on market $130,000 Active 134 DOM
8. 2026-06-09
   days on market $130,000 Active 131 DOM
9. 2026-06-08
   days on market $130,000 Active 130 DOM
10. 2026-06-08
    days on market $130,000 Active 129 DOM
11. 2026-06-05
    days on market $130,000 Active 127 DOM
12. 2026-06-03
    days on market $130,000 Active 125 DOM
13. 2026-06-02
    days on market $130,000 Active 124 DOM
14. 2026-06-01
    days on market $130,000 Active 123 DOM
15. 2026-05-31
    days on market $130,000 Active 122 DOM
16. 2026-04-12
    price $130,000 808-char remark

    Show marketing remark (808 chars)

    Discover the charm of small-town Texas living in Abbott, a cozy well-established single-family home nestled on a spacious 0.34-acre lot. This 1,160 sq ft residence offers 2 bathrooms and timeless character, perfect for those seeking a comfortable, manageable footprint with room to add personal touches or updates. The generous lot provides plenty of outdoor space for gardening, entertaining, or simply enjoying the peaceful surroundings. Located in the heart of Abbott, this property embodies the appeal of rural Texas: tight-knit neighbors, a relaxed pace, strong sense of community, and easy access to nearby amenities along I-35. Whether you're drawn to the area's affordability, or the welcoming small town vibe complete with nearby schools and the convenience of larger cities just a short drive away.

17. 2026-01-30
    listed $150,000 Active 808-char remark

    Show marketing remark (808 chars)

    Discover the charm of small-town Texas living in Abbott, a cozy well-established single-family home nestled on a spacious 0.34-acre lot. This 1,160 sq ft residence offers 2 bathrooms and timeless character, perfect for those seeking a comfortable, manageable footprint with room to add personal touches or updates. The generous lot provides plenty of outdoor space for gardening, entertaining, or simply enjoying the peaceful surroundings. Located in the heart of Abbott, this property embodies the appeal of rural Texas: tight-knit neighbors, a relaxed pace, strong sense of community, and easy access to nearby amenities along I-35. Whether you're drawn to the area's affordability, or the welcoming small town vibe complete with nearby schools and the convenience of larger cities just a short drive away.

18. 2006-07-14
    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: $794 · $66/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,585/yr (+$132/mo · 199.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $13,078
• − Mortgage interest: −$7,282
• − Property taxes: −$794
• − Insurance: −$650
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,782
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,072/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: Abbott ISD
• NCES district ID: 4807380
• Math proficiency: 70% ▲ 20.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $58,733
• Composite: 57.48/100
• National rank: #2266
• State rank: #72 of 1141 in TX

Livability — Abbott

• Score: 68/100
• State rank: #463
• US rank: #9322

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbott, TX
• Population (ZIP): 1,033

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hungarian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-13.3% since first listed

3 events — show timeline

• 2026-04-12 Price Changed $130,000 NTREIS
• 2026-01-30 Listed $150,000 NTREIS
• 2006-07-14 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $794 · +4.6% YoY. Source: county tax records.