3310 Ward Dr · Abilene, TX 79605

$247,000

3 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 13 Days on market

Built 1946 8,146 sqft lot Est $225k · 10% over ↓ 7% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.0/15.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

Key facts

• Water fountain
• Real wood floors
• Fenced backyard

Tags

• CRAFTSMAN STYLE RESIDENCE
• WOOD BURNING FIREPLACE
• REAL WOOD FLOORS
• CLAW FOOT TUB
• FENCED BACKYARD
• WATER FOUNTAIN

Property features AI

Finance

• Other: Property listed as residential single-family; Subdivision: Pool & Epley; Possession at closing/funding
• Financial info: Listing terms accept Cash, FHA, and VA loan
• HOA & community: No association

Exterior

• Parking: Carport with 2 covered spaces; Alley access
• Security: Audio and video consent for recording (surveillance devices present)
• Utilities: City water and city sewer; Curbs; Natural gas available
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1946; Cedar construction materials; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered front porch; Additional covered patio/porch areas (see remarks); Wood fencing; Interior, level lot with many trees

Interior

• Kitchen: Electric range; Pantry
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level; Library on main level (can serve as flex space)
• Flooring: Hardwood; Ceramic tile; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric air conditioning; Ceiling fans; Natural gas heating with fireplace and fireplace insert
• Interior features: Built-in features; Chandelier and decorative lighting; High-speed internet available; Pantry; Two living areas; Two dining areas; Total of 6 rooms; Brick wood-burning fireplace with insert in the family/living room
• Laundry & utility: Full-size washer and dryer area; Washer hookup; Electric dryer hookup; Utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $247k).
• Cap rate 9.1% 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: 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; 4 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 $2,781/mo this rent would consume 53% 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 $7k 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 $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $224,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Elmwood Dr	0.20mi	3/2.0	1,897 (-3%)	8mo	$295,000	$156	80
342 S Leggett Dr	0.47mi	3/1.5	1,934 (-1%)	5mo	$129,900	$67	70
217 S Mockingbird Ln	0.59mi	3/1.0	1,960 (+0%)	6mo	$69,000	$35	62
106 Riverside Park	0.42mi	3/2.5	2,160 (+10%)	0mo	$369,900	$171	60
865 S Leggett Dr	0.38mi	2/2.0 (-1)	2,069 (+6%)	9mo	$239,000	$116	60
925 Ballinger St	0.32mi	4/2.0 (+1)	1,726 (-12%)	8mo	$174,000	$101	54
1317 Hollis Dr	0.70mi	3/2.0	1,859 (-5%)	7mo	$299,900	$161	53
350 S Leggett Dr	0.46mi	3/2.0	1,679 (-14%)	7mo	$169,900	$101	49
349 Oxford St	0.72mi	3/2.0	2,173 (+11%)	0mo	$249,900	$115	48
3249 S 13th St	0.64mi	3/2.0	1,698 (-13%)	5mo	$189,900	$112	44
2542 S 3rd St	0.75mi	4/3.0 (+1)	2,076 (+6%)	8mo	$95,000	$46	39
310 Lexington Ave	0.65mi	4/2.0 (+1)	1,661 (-15%)	6mo	$215,000	$129	35

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-15,132
• Equity at exit: $36,829

10-year hold

• IRR: 10.0%
• Equity multiple: 1.98×
• Total profit: $67,526
• Equity at exit: $21,356

Cash invested: $69,160 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,781 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $156

Break-even live

Break-even rent $2,583

Max offer price $247,000

Occupancy floor 89%

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	44d	1	1.01mi
1349 Meander St Abilene, TX	3.0	1.0	1532	$3,800	$2.48	13d	1	1.35mi
725 Peach St Abilene, TX	3.0	2.0	1618	$3,500	$2.16	21d	1	1.38mi
2402 S 20th St Abilene, TX	2.0	1.0	2040	$1,400	$0.69	21d	1	1.45mi

Listing history 20 events

1. 2026-06-09
   status $247,000 Pending 13 DOM
2. 2026-06-08
   days on market $247,000 Active Option Contract 13 DOM
3. 2026-06-07
   days on market $247,000 Active Option Contract 12 DOM
4. 2026-06-03
   days on market $247,000 Active Option Contract 8 DOM
5. 2026-06-02
   statusdays on market $247,000 Active Option Contract 7 DOM
6. 2026-06-01
   days on market $247,000 Active 6 DOM
7. 2026-05-31
   days on market $247,000 Active 5 DOM
8. 2026-05-30
   days on market $247,000 Active 4 DOM
9. 2026-05-26
   listed $247,000 Active
10. 2025-07-18
    soldstatus Closed 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

11. 2025-07-18
    soldstatus

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

12. 2025-07-18
    soldstatus

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

13. 2025-06-26
    status Pending 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

14. 2025-05-28
    historical Active Option Contract 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

15. 2025-05-16
    price $200,000 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

16. 2025-03-16
    price $225,000 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

17. 2025-01-10
    price $245,000 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

18. 2024-11-13
    listed $265,000 Active 355-char remark

    Show marketing remark (355 chars)

    Charming!! Warm hardwood floors, tile den with wood burning fireplace & high beamed ceiling opens to relaxing brick courtyard with fountain. Side yard with wooden deck. #1 Bedroom can open through French doors and step down to another bedroom or den. Library. Carport parking off alley. 500 sf shop with electric. Please verify room sizes and schools.

19. 2006-06-21
    soldstatus
20. 1994-07-13
    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: $2,590 · $216/mo
• Projected year-2 tax: $4,520 · $377/mo
• Expected delta: +$1,930/yr (+$161/mo · 74.5%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 22 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: $33,369
• − Mortgage interest: −$13,836
• − Property taxes: −$2,590
• − Insurance: −$6,354
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − Depreciation: −$7,185
• Taxable loss: −$1,935
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $2,339/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

-6.8% since first listed

12 events — show timeline

• 2026-05-26 Listed $247,000 NTREIS
• 2025-07-18 Sold (Public Records) — Public Records
• 2025-07-18 Sold (Public Records) — Public Records
• 2025-07-18 Sold (MLS) — NTREIS
• 2025-06-26 Pending — NTREIS
• 2025-05-28 Contingent — NTREIS
• 2025-05-16 Price Changed $200,000 NTREIS
• 2025-03-16 Price Changed $225,000 NTREIS
• 2025-01-10 Price Changed $245,000 NTREIS
• 2024-11-13 Listed $265,000 NTREIS
• 2006-06-21 Sold (Public Records) — Public Records
• 1994-07-13 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,590 · +1.9% YoY. Source: county tax records.