114 Dotty Lou St · Abilene, TX 79602

$257,044

4 bd · 2.5 ba · 2,001 sqft · SingleFamily · 14 Days on market

Built 2025 4,356 sqft lot Est $254k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• 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# 21179868 - Built by NHC - Jun 2026 completion! ~ Model 2001 A1 - Shenandoah The Shenandoah Plan from our Freedom Series combines functional design with ample space, making it perfect for families of all sizes. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a spacious loft, and 2,001 square feet of versatile living space. Step inside and you’ll first discover a flex room, ideal for a home office, playroom, or hobby space. Continuing down the hallway, a conveniently located half bathroom provides added ease for guests. At the heart of the home, the open-concept kitchen, complete with an island, overlooks the dining area and family room, creating the perfect setting for famil

Key facts

• Open-concept kitchen
• Walk-in closet
• Laundry room

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE PRIMARY SUITE
• ENSUITE BATHROOM
• WALK-IN CLOSET
• SPACIOUS LOFT
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $257k).
• Cap rate 12.9% vs local median 6.8% 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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 372 active listings in the ZIP; 6 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).
• At $4,034/mo this rent would consume 54% of the median local household income ($90k/yr) (locally 338% 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 $8k 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 $72k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $257,044

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: 1.57% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $254,127
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Dotty Lou	0.01mi	4/2.5	2,001 (0%)	3mo	$245,490	$123	97
220 Dotty Lou	0.05mi	4/2.5	2,002 (0%)	3mo	$237,280	$119	95
219 Polasek Dr	0.10mi	4/2.5	2,001 (0%)	0mo	$260,990	$130	95
150 Dotty Lou	0.01mi	4/2.5	1,802 (-10%)	3mo	$232,600	$129	80
126 Dotty Lou	0.03mi	4/2.5	1,802 (-10%)	3mo	$229,267	$127	79
209 Coyote Crk	0.15mi	4/2.5	2,203 (+10%)	1mo	$258,990	$118	75
3510 Silver Springs Ct	0.17mi	4/2.5	2,203 (+10%)	1mo	$277,990	$126	75
3533 Silver Springs Ct	0.17mi	5/3.0 (+1)	1,804 (-10%)	1mo	$258,877	$144	68
217 Coyote Creek Ct	0.18mi	5/3.0 (+1)	1,804 (-10%)	1mo	$262,990	$146	68
3517 Water Ridge Ct	0.18mi	3/2.0 (-1)	1,804 (-10%)	1mo	$222,211	$123	67
141 Coyote Creek Ct	0.22mi	5/3.0 (+1)	1,804 (-10%)	1mo	$262,990	$146	66
133 Coyote Creek Ct	0.57mi	4/2.5	2,203 (+10%)	1mo	$279,990	$127	56

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: 22.2%
• Equity multiple: 1.97×
• Total profit: $69,563
• Equity at exit: $38,326

10-year hold

• IRR: 33.3%
• Equity multiple: 4.80×
• Total profit: $273,530
• Equity at exit: $22,224

Cash invested: $71,972 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 372
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,034 high
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,856/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $1,411

Break-even live

Break-even rent $2,249

Max offer price $257,044

Occupancy floor 60%

Sensitivity live

Price	-10% $1,588	-5% $1,499	+0% $1,411	+5% $1,322	+10% $1,233
Rent	-10% $1,092	-5% $1,251	+0% $1,411	+5% $1,570	+10% $1,729
Rate	-1.0pp $1,540	-0.5pp $1,476	base $1,411	+0.5pp $1,344	+1.0pp $1,276

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: $64,261
• Closing costs: $7,711
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	0.02mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	14d	1	1.24mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	14d	1	1.31mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	20d	1	1.32mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	8d	1	1.34mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	45d	1	1.45mi

Listing history 2 events

1. 2026-02-27
   status Pending
2. 2026-02-13
   listed $257,044 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $48,408
• − Mortgage interest: −$14,398
• − Property taxes: −$3,856
• − Insurance: −$1,285
• − Repairs & maintenance: −$3,873
• − Management: −$3,873
• − Depreciation: −$7,478
• Taxable income: $13,646
• Est. tax owed @ 24.0%: −$3,275
• After-tax cash flow: $13,651/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

2 events — show timeline

• 2026-02-27 Pending — NTREIS
• 2026-02-13 Listed $257,044 NTREIS