383 Northway Dr · Abilene, TX 79601

$50,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 18 Days on market

Built 1957 7,667 sqft lot $33/sqft · 74% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

Key facts

• Significant updates
• 7,667 sq ft lot
• Built 1957

Tags

• SIGNIFICANT UPDATES

Property features AI

Finance

• Other: Subdivision: Pasadena Heights; County: Taylor; Listing is for sale (Active)
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway (no garage, no covered or carport spaces)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One level
• Construction: Built in 1957; Composition roof; Slab foundation; Property attached: Yes
• Exterior features: Chain link fencing; Lot under 0.5 acre (approximately 0.176 acres)

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Two living areas; One dining area; Room count of 2
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 52.7% vs local median 6.7% 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); 195 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,948/mo this rent would consume 66% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $125/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.90% ✓
• Cap rate: 52.68%
• Cash-on-cash: 165.67%
• DSCR: 8.37
• GRM: 1.4

CMA / ARV

• ARV (median comp): $195,868
• List price: $50,000
• Delta: -74.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1533 Sir Thopas Ct	0.57mi	3/2.0	1,518 (-1%)	2mo	$305,000	$201	66
1034 Piedmont Dr	0.65mi	3/2.0	1,538 (+0%)	0mo	$275,000	$179	65
710 Gary Ln	0.44mi	3/2.0	1,613 (+5%)	7mo	$249,900	$155	61
1402 Clarks Dr	0.74mi	3/2.0	1,528 (-0%)	8mo	$239,900	$157	54
914 Ruswood Cir	0.71mi	3/2.0	1,608 (+5%)	3mo	$235,000	$146	52
642 Harwell St	0.70mi	3/2.0	1,635 (+6%)	6mo	$175,000	$107	47
1041 Pinot Dr	0.74mi	3/3.0	1,598 (+4%)	6mo	$254,900	$160	46
941 Reeves St	0.74mi	3/2.0	1,662 (+8%)	3mo	$265,000	$159	45
825 Kenwood Dr	0.56mi	3/2.0	1,761 (+15%)	6mo	$239,825	$136	41
1401 Seamans Way	0.54mi	3/2.0	1,305 (-15%)	7mo	$199,000	$152	40
1417 Weavers Way	0.69mi	2/2.0 (-1)	1,398 (-9%)	9mo	$209,900	$150	36
926 Ruswood Cir	0.72mi	2/2.0 (-1)	1,325 (-14%)	3mo	$200,000	$151	32

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: —
• Equity multiple: 9.77×
• Total profit: $122,756
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 24.33×
• Total profit: $326,672
• Equity at exit: $4,323

Cash invested: $14,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $2,948 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $1,808

Break-even live

Break-even rent $660

Max offer price $50,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,836	-5% $1,822	+0% $1,808	+5% $1,793	+10% $1,779
Rent	-10% $1,575	-5% $1,691	+0% $1,808	+5% $1,924	+10% $2,040
Rate	-1.0pp $1,833	-0.5pp $1,820	base $1,808	+0.5pp $1,795	+1.0pp $1,781

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Bruce Way Abilene, TX	3.0	2.0	1156	$3,200	$2.77	13d	1	0.72mi
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	13d	1	0.76mi
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	44d	1	0.82mi

Listing history 24 events

1. 2026-06-03
   status $50,000 Pending 18 DOM
2. 2026-06-02
   days on market $50,000 Active 18 DOM
3. 2026-06-01
   days on market $50,000 Active 17 DOM
4. 2026-05-31
   days on market $50,000 Active 16 DOM
5. 2026-05-30
   pricedays on market $50,000 Active 15 DOM
6. 2026-05-15
   listed $70,000 Active 190-char remark
7. 2024-08-15
   historical
8. 2024-08-15
   historical
9. 2024-08-15
   listed $35,000
10. 2023-03-15
    soldstatus Closed

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

11. 2023-03-15
    soldstatus

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

12. 2023-02-24
    status Pending

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

13. 2023-02-16
    historical Active Option Contract

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

14. 2022-12-30
    status Active

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

15. 2022-07-28
    status Active

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

16. 2022-03-24
    status Pending

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

17. 2022-02-16
    historical

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

18. 2022-01-30
    status Active

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

19. 2022-01-23
    status Pending

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

20. 2022-01-23
    price $50,000

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

21. 2022-01-22
    listed $29,900 Active

    Show marketing remark (299 chars)

    This home is a fixer upper, however it has a new roof that is about 10 months old and the ceiling and walls has been insulated. Bring your ideals a great investment property. She purchased the property in 1968 and has lived there since about 2000. Seller request all lookers must be pre-qualified

22. 2013-12-12
    soldstatus
23. 2012-05-11
    soldstatus
24. 2000-05-19
    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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 6/10 Major FEMA zone A · 72% 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 13% 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: $35,380
• − Mortgage interest: −$2,801
• − Property taxes: −$1,361
• − Insurance: −$1,752
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − Depreciation: −$1,455
• Taxable income: $22,351
• Est. tax owed @ 24.0%: −$5,364
• After-tax cash flow: $16,326/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

+67.2% since first listed

22 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-30 Price Changed $50,000 NTREIS
• 2026-05-25 Price Changed $60,000 NTREIS
• 2026-05-15 Listed $70,000 NTREIS
• 2024-08-15 Listing Removed — NTREIS
• 2024-08-15 Listing Removed — NTREIS
• 2024-08-15 Listed $35,000 NTREIS
• 2023-03-15 Sold (Public Records) — Public Records
• 2023-03-15 Sold (MLS) — NTREIS
• 2023-02-24 Pending — NTREIS
• 2023-02-16 Contingent — NTREIS
• 2022-12-30 Relisted — NTREIS
• 2022-07-28 Relisted — NTREIS
• 2022-03-24 Pending — NTREIS
• 2022-02-16 Listing Removed — NTREIS
• 2022-01-30 Relisted — NTREIS
• 2022-01-23 Pending — NTREIS
• 2022-01-23 Price Changed $50,000 NTREIS
• 2022-01-22 Listed $29,900 NTREIS
• 2013-12-12 Sold (Public Records) — Public Records
• 2012-05-11 Sold (Public Records) — Public Records
• 2000-05-19 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,361 · +8.3% YoY. Source: county tax records.