6199 County Road 335 · Abilene, TX 79501

$299,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 84 Days on market

Built 1930 19 ac lot

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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 +17.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to move to the country? This home is ready for you. Need more space? An expansion has already been started. This property has a 2 bedroom 1 bath ready to go. Add in the expansion, 20x20 shop, carport, and beautiful porches and it is a property like no other. Seller will leave you the deer feeder and blind. Property is fully fenced and cross fenced in the middle. Take a look at all of the photos and then call your agent to take a look in person.

Key facts

• Fully fenced
• Carport
• Cross fenced

Tags

• 20X20 SHOP
• CARPORT
• FULLY FENCED
• CROSS FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $264k (12.0% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for 1% rule.

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.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,013 (12.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.82×
• Total profit: $68,572
• Equity at exit: $154,362

10-year hold

• IRR: 14.6%
• Equity multiple: 3.41×
• Total profit: $202,569
• Equity at exit: $254,330

Cash invested: $83,972 (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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $223

Break-even live

Break-even rent $2,358

Max offer price $299,900

Occupancy floor 87%

Sensitivity live

Price	-10% $393	-5% $308	+0% $223	+5% $138	+10% $53
Rent	-10% $14	-5% $119	+0% $223	+5% $327	+10% $431
Rate	-1.0pp $374	-0.5pp $299	base $223	+0.5pp $145	+1.0pp $66

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-16
   status Pending 454-char remark

   Show marketing remark (454 chars)

   Ready to move to the country? This home is ready for you. Need more space? An expansion has already been started. This property has a 2 bedroom 1 bath ready to go. Add in the expansion, 20x20 shop, carport, and beautiful porches and it is a property like no other. Seller will leave you the deer feeder and blind. Property is fully fenced and cross fenced in the middle. Take a look at all of the photos and then call your agent to take a look in person.

2. 2026-05-06
   historical Active Option Contract 454-char remark

   Show marketing remark (454 chars)

   Ready to move to the country? This home is ready for you. Need more space? An expansion has already been started. This property has a 2 bedroom 1 bath ready to go. Add in the expansion, 20x20 shop, carport, and beautiful porches and it is a property like no other. Seller will leave you the deer feeder and blind. Property is fully fenced and cross fenced in the middle. Take a look at all of the photos and then call your agent to take a look in person.

3. 2026-02-21
   listed $299,900 Active 454-char remark

   Show marketing remark (454 chars)

   Ready to move to the country? This home is ready for you. Need more space? An expansion has already been started. This property has a 2 bedroom 1 bath ready to go. Add in the expansion, 20x20 shop, carport, and beautiful porches and it is a property like no other. Seller will leave you the deer feeder and blind. Property is fully fenced and cross fenced in the middle. Take a look at all of the photos and then call your agent to take a look in person.

4. 2004-12-20
   soldstatus
5. 2003-10-30
   soldstatus
6. 1998-03-27
   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: $1,983 · $165/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$3,505/yr (+$292/mo · 176.8%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 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: $31,682
• − Mortgage interest: −$16,799
• − Property taxes: −$1,983
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$8,724
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $3,248/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: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 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

• City population: 136,672
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• 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

6 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-02-21 Listed $299,900 NTREIS
• 2004-12-20 Sold (Public Records) — Public Records
• 2003-10-30 Sold (Public Records) — Public Records
• 1998-03-27 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,983 · +61.6% YoY. Source: county tax records.