4333 Bluebonnet Ct · Abilene, TX 79606

$225,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 22 Days on market

Built 1984 7,710 sqft lot $170/sqft · at area comps Est $217k · 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 +19.6/30.0
• DSCR +6.2/10.0
• ARV discount +5.9/15.0
• 1% rule +5.8/10.0
• 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

Welcome to this inviting 3-bedroom, 2-bath home full of charm, comfort, and space. Large mature trees in the front yard provide wonderful shade and add to the home’s welcoming curb appeal. Step inside to a bright and open living area featuring a beautiful brick wood-burning fireplace that creates a warm and cozy focal point. Natural light flows throughout the home, enhancing the airy feel and making the space feel comfortable and inviting. The eat-in kitchen offers plenty of cabinet and counter space, making it both functional and perfect for everyday living. Whether you’re preparing meals, entertaining guests, or enjoying quiet mornings, this kitchen is designed to fit your nee

Key facts

• Large backyard
• Covered patio
• Eat-in kitchen

Tags

• MATURE TREES
• BRICK WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• COVERED PATIO
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 spaces; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electric service
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1984; Brick construction; Shingle roof; Slab foundation
• Exterior features: Wood backyard fence

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; Fireplace (wood-burning)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (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: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($79k/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 $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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: severe 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 $221,625 (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: 1.08% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $217,454
• List price: $225,000
• Delta: 3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4333 Bluebonnet Ct	0.00mi	3/2.0	1,326 (0%)	0mo	$225,000	$170	100
4326 Bruce Dr	0.02mi	3/2.0	1,510 (+14%)	6mo	$289,900	$192	71
3541 Carnation Ct	0.15mi	3/2.0	1,485 (+12%)	10mo	$215,000	$145	65
4441 Carrie Ann Ln	0.17mi	3/2.0	1,489 (+12%)	10mo	$259,000	$174	63
3810 Jester Cir	0.40mi	3/2.0	1,445 (+9%)	6mo	$229,900	$159	62
4502 Pennington Dr	0.25mi	3/2.0	1,483 (+12%)	9mo	$229,900	$155	61
4425 Pennington Dr	0.19mi	3/2.0	1,510 (+14%)	10mo	$229,900	$152	60
4633 Plover Ln	0.46mi	3/2.0	1,498 (+13%)	3mo	$174,900	$117	54
3102 Primrose Dr	0.46mi	3/2.0	1,520 (+15%)	10mo	$230,000	$151	46
3153 Curry Ln	0.69mi	2/2.0 (-1)	1,450 (+9%)	4mo	$225,000	$155	44
3742 Crossroads Dr	0.69mi	2/2.5 (-1)	1,188 (-10%)	10mo	$165,000	$139	35
29 Crossroads Dr	0.73mi	2/1.0 (-1)	1,132 (-15%)	9mo	$159,900	$141	25

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-7,036
• Equity at exit: $33,548

10-year hold

• IRR: 12.0%
• Equity multiple: 2.17×
• Total profit: $73,790
• Equity at exit: $19,454

Cash invested: $63,000 (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 79606

• Rents YoY: 40.7%
• Active inventory: 294
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$379 /mo · $4,554/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $260

Break-even live

Break-even rent $2,093

Max offer price $225,000

Occupancy floor 84%

Sensitivity live

Price	-10% $387	-5% $323	+0% $260	+5% $196	+10% $132
Rent	-10% $68	-5% $164	+0% $260	+5% $355	+10% $451
Rate	-1.0pp $373	-0.5pp $317	base $260	+0.5pp $201	+1.0pp $142

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	9d	1	0.53mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	46d	1	0.54mi
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	15d	1	0.80mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	23d	1	0.94mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	46d	1	1.30mi
2601 Edgemont Dr Abilene, TX	2.0	2.0	1624	$2,495	$1.54	23d	1	1.42mi

Listing history 16 events

1. 2026-06-03
   status $225,000 Pending 22 DOM
2. 2026-06-02
   days on market $225,000 Active Option Contract 22 DOM
3. 2026-06-01
   days on market $225,000 Active Option Contract 21 DOM
4. 2026-05-31
   days on market $225,000 Active Option Contract 20 DOM
5. 2026-05-30
   days on market $225,000 Active Option Contract 19 DOM
6. 2026-05-17
   historical Active Option Contract 1086-char remark
7. 2026-05-11
   status Active 1086-char remark
8. 2026-05-08
   listed $225,000 Active 1086-char remark
9. 2023-03-24
   soldstatus
10. 2023-03-23
    soldstatus Closed
11. 2023-02-26
    status Pending
12. 2023-02-20
    historical Active Option Contract
13. 2023-01-05
    price $213,900
14. 2023-01-05
    price $214,000
15. 2022-11-17
    listed $219,000 Active
16. 1992-11-02
    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: $4,554 · $379/mo
• Projected year-2 tax: $4,554 · $379/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 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: $29,054
• − Mortgage interest: −$12,603
• − Property taxes: −$4,554
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$6,545
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,216/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): 29,182
• Household income: $79,196
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1181.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 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: ▼ -167.33%
• Current HPI: 179.2555
• Rent YoY: ▲ 40.73%
• 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

+2.7% since first listed

13 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-06-02 Pending — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-11 Relisted — NTREIS
• 2026-05-08 Listed $225,000 NTREIS
• 2023-03-24 Sold (Public Records) — Public Records
• 2023-03-23 Sold (MLS) — NTREIS
• 2023-02-26 Pending — NTREIS
• 2023-02-20 Contingent — NTREIS
• 2023-01-05 Price Changed $213,900 NTREIS
• 2023-01-05 Price Changed $214,000 NTREIS
• 2022-11-17 Listed $219,000 NTREIS
• 1992-11-02 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,554 · +7.2% YoY. Source: county tax records.