950 Parsons Rd · Abilene, TX 79602

$295,000

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 29 Days on market

Built 1985 8,538 sqft lot Est $296k · at est.

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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 +19.7/30.0
• ARV discount +7.7/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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 updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

Key facts

• Flexible space
• Garage conversion
• Central ac and heat

Tags

• GARAGE CONVERSION
• CENTRAL AC AND HEAT
• FLEXIBLE SPACE
• PRIME LOCATION

Property features AI

Finance

• Other: Possession: 30–60 days, subject to lease; Listing terms may include 1031 exchange, cash, conventional, FHA, VA loan; Exclusions: TVs and mounts
• Financial info: Loan type: Treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: No specific security features provided
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1985; Composition (shingle) roof
• Exterior features: Back yard wood fencing; Shed(s) on property

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom (level 1) — approx. 16 x 12; Bedroom (level 1) — approx. 12 x 10; Bedroom (level 1) — approx. 12 x 11
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Attic fan
• Interior features: Vaulted ceilings; High-speed internet available; One living area; One dining area; Total rooms: 4
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.

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: Bowie El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 476 students, 87% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+33.5%/yr); 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $296,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 Parsons Rd	0.00mi	3/2.0	1,910 (0%)	1mo	$295,000	$154	100
1418 Clarks Dr	0.14mi	4/2.0 (+1)	1,968 (+3%)	1mo	$295,000	$150	82
801 Nun Ct	0.19mi	4/2.0 (+1)	1,878 (-2%)	5mo	$315,000	$168	79
1334 Squires	0.20mi	3/2.0	1,815 (-5%)	9mo	$325,000	$179	75
941 Reeves St	0.03mi	3/2.0	1,662 (-13%)	3mo	$265,000	$159	74
1326 Summoner Ln	0.20mi	3/2.0	1,803 (-6%)	8mo	$240,000	$133	74
865 Chaucer Dr	0.24mi	4/2.0 (+1)	1,923 (+1%)	10mo	$250,000	$130	74
925 Manciples Way	0.14mi	4/2.0 (+1)	2,094 (+10%)	1mo	$350,000	$167	72
1301 Weavers Way	0.26mi	2/2.0 (-1)	1,872 (-2%)	9mo	$225,000	$120	72
1317 Clarks Dr	0.21mi	3/2.0	1,649 (-14%)	3mo	$265,000	$161	65
1518 Weavers Way	0.11mi	4/2.0 (+1)	1,708 (-11%)	12mo	$265,000	$155	62
1310 Summoner Ln	0.23mi	4/2.0 (+1)	1,726 (-10%)	12mo	$240,000	$139	58

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-9,468
• Equity at exit: $43,985

10-year hold

• IRR: 11.8%
• Equity multiple: 2.15×
• Total profit: $94,700
• 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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 372
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,093 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$430 /mo · $5,156/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $344

Break-even live

Break-even rent $2,658

Max offer price $295,000

Occupancy floor 84%

Sensitivity live

Price	-10% $511	-5% $427	+0% $344	+5% $260	+10% $177
Rent	-10% $100	-5% $222	+0% $344	+5% $466	+10% $588
Rate	-1.0pp $492	-0.5pp $419	base $344	+0.5pp $267	+1.0pp $190

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
949 Reeves St Abilene, TX	4.0	2.0	1900	$3,200	$1.68	14d	1	0.03mi
825 Milford St Abilene, TX	3.0	2.0	2068	$2,895	$1.40	45d	1	1.26mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	14d	1	1.41mi

Listing history 16 events

1. 2026-05-07
   status Pending
2. 2026-05-01
   historical Active Option Contract
3. 2026-04-28
   price $295,000
4. 2026-04-16
   price $299,000
5. 2026-04-08
   listed $305,000 Active
6. 2022-05-11
   soldstatus Closed 450-char remark

   Show marketing remark (450 chars)

   This updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

7. 2022-05-11
   soldstatus

   Show marketing remark (450 chars)

   This updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

8. 2022-04-19
   status Pending 450-char remark

   Show marketing remark (450 chars)

   This updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

9. 2022-03-27
   historical Active Option Contract 450-char remark

   Show marketing remark (450 chars)

   This updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

10. 2022-03-22
    listed $229,900 Active 450-char remark

    Show marketing remark (450 chars)

    This updated home has so much to offer located near Shotwell stadium and the Abilene Zoo. Updated and bright kitchen with granite countertops and stainless steel appliances. Primary bath offers a corner soaking tub and separate shower along with dual vanities. An additional hobby room that could be utilized as a second living, 4th bedroom, or whatever your needs desire. Stained concrete floors and vaulted ceilings, this home is sure to please.

11. 2011-12-14
    soldstatus
12. 2011-12-12
    soldstatus 427-char remark

    Show marketing remark (427 chars)

    Fresh Paint, new roof - Now reduced $3000!!! Beautiful Stained overlay concrete floor. Fantastic updated master bath with tiled shower, new vanities and tiled step up garden tub. Garage conversion gameroom complete with bar and projection TV. Lots of updates including light fixtures and paint. Gameroom wall slides to allow for one car parking inside the garage. Seller will convert gameroom back to garage if buyer so wishes

13. 2011-10-28
    historical 427-char remark

    Show marketing remark (427 chars)

    Fresh Paint, new roof - Now reduced $3000!!! Beautiful Stained overlay concrete floor. Fantastic updated master bath with tiled shower, new vanities and tiled step up garden tub. Garage conversion gameroom complete with bar and projection TV. Lots of updates including light fixtures and paint. Gameroom wall slides to allow for one car parking inside the garage. Seller will convert gameroom back to garage if buyer so wishes

14. 2011-01-31
    listed $124,500 427-char remark

    Show marketing remark (427 chars)

    Fresh Paint, new roof - Now reduced $3000!!! Beautiful Stained overlay concrete floor. Fantastic updated master bath with tiled shower, new vanities and tiled step up garden tub. Garage conversion gameroom complete with bar and projection TV. Lots of updates including light fixtures and paint. Gameroom wall slides to allow for one car parking inside the garage. Seller will convert gameroom back to garage if buyer so wishes

15. 2006-02-27
    soldstatus
16. 2004-03-29
    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: $5,156 · $430/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$243/yr (+$20/mo · 4.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $37,116
• − Mortgage interest: −$16,525
• − Property taxes: −$5,156
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$8,582
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $4,261/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

+136.9% since first listed

16 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-04-28 Price Changed $295,000 NTREIS
• 2026-04-16 Price Changed $299,000 NTREIS
• 2026-04-08 Listed $305,000 NTREIS
• 2022-05-11 Sold (Public Records) — Public Records
• 2022-05-11 Sold (MLS) — NTREIS
• 2022-04-19 Pending — NTREIS
• 2022-03-27 Contingent — NTREIS
• 2022-03-22 Listed $229,900 NTREIS
• 2011-12-14 Sold (Public Records) — Public Records
• 2011-12-12 Sold (MLS) — NTREIS
• 2011-10-28 Listing Removed — NTREIS
• 2011-01-31 Listed $124,500 NTREIS
• 2006-02-27 Sold (Public Records) — Public Records
• 2004-03-29 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,156 · +1.4% YoY. Source: county tax records.