2918 Oak Ridge Ct · Abilene, TX 79606

$230,000

3 bd · 2.0 ba · 1,417 sqft · SingleFamily public records · 5 Days on market

Built 1987 7,928 sqft lot Est $244k · 6% under

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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 +22.7/30.0
• ARV discount +10.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Step into this charming home featuring warm, inviting spaces and thoughtful details throughout. Cozy up by the wood-burning fireplace in the living area, perfect for relaxing evenings at home. The galley kitchen offers functionality and style with a convenient bar top ideal for casual dining or entertaining guests. Spacious walk-in closets provide plenty of storage, while the primary suite boasts a large ensuite bath designed for comfort. Outside, enjoy a large backyard with endless possibilities for gatherings, pets, or play, along with a covered porch perfect for morning coffee or winding down at the end of the day. This home combines comfort, charm, and practicality in one inviting packa

Key facts

• 7,928 sq ft lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Listing accepts conventional, FHA, VA, cash, and 1031 exchange financing
• HOA & community: No association (no HOA)

Exterior

• Parking: 2-car attached garage with garage door opener and inside entrance; Covered parking spaces (2); Asphalt driveway; Garage includes a workshop area; Garage dimensions approximately 19' wide x 20' long x 8' high; single 2-car door
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Cable available; Phone available; Curbs and sidewalk
• Home design: Single-family residence; One-story; Not attached to another property; Built in 1987; Subdivision: The Oaks
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built: 1987
• Exterior features: Covered front and rear porches; Covered porch(es); Wood privacy fence with gate; Large backyard with grass; Landscaped lot; Few trees; Level, interior lot in a subdivision; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Warming drawer; Pantry; Breakfast bar / eat-in kitchen; Galley-style layout
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom with ensuite bath and garden tub; Two additional bedrooms arranged as split bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom has built-in cabinets, ensuite access, garden tub and solid-surface counters; Secondary bathroom with built-in cabinets and solid-surface counters
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s); Fireplace(s) for supplemental heat
• Interior features: Decorative lighting; Cable TV available; High speed internet available; Eat-in kitchen; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility / separate laundry room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 8.3% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 288 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $230,000

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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $243,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 High Life Cir	0.09mi	3/2.0	1,550 (+9%)	4mo	$279,000	$180	77
2926 Button Willow Pkwy	0.36mi	3/2.0	1,350 (-5%)	3mo	$215,000	$159	72
4333 Mary Lou Ln	0.32mi	4/1.5 (+1)	1,368 (-4%)	5mo	$215,000	$157	68
2618 Button Willow Ave	0.32mi	3/2.0	1,551 (+10%)	1mo	$190,000	$123	68
5217 Shady Glen Ln	0.53mi	3/2.0	1,363 (-4%)	2mo	$260,000	$191	67
4633 Plover Ln	0.50mi	3/2.0	1,498 (+6%)	3mo	$174,900	$117	65
3034 Broken Bough Trl	0.39mi	3/2.0	1,595 (+13%)	2mo	$299,900	$188	60
4317 Hearthstone Ct	0.67mi	3/2.0	1,540 (+9%)	1mo	$265,000	$172	54
3542 Paint Brush Dr	0.68mi	3/2.0	1,547 (+9%)	2mo	$272,500	$176	52
4326 Bruce Dr	0.75mi	3/2.0	1,510 (+7%)	6mo	$289,900	$192	49
4618 Bruce Dr	0.65mi	3/2.0	1,622 (+14%)	2mo	$250,000	$154	44
70 Courtyard Ln	0.60mi	2/2.5 (-1)	1,629 (+15%)	3mo	$228,900	$141	37

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,515
• Equity at exit: $34,294

10-year hold

• IRR: 14.9%
• Equity multiple: 2.49×
• Total profit: $95,946
• Equity at exit: $19,886

Cash invested: $64,400 (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: 288
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$342 /mo · $4,101/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $394

Break-even live

Break-even rent $2,081

Max offer price $230,000

Occupancy floor 80%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	13d	1	0.33mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	7d	1	0.46mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	0.78mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	44d	1	0.84mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	1.12mi

Listing history 6 events

1. 2026-05-31
   status $230,000 Pending 5 DOM
2. 2026-05-31
   days on market $230,000 Active Option Contract 5 DOM
3. 2026-05-30
   days on market $230,000 Active Option Contract 4 DOM
4. 2026-05-27
   historical Active Option Contract
5. 2026-05-26
   listed $230,000 Active
6. 1994-11-17
   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: $4,101 · $342/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$108/yr (+$9/mo · 2.6%)

ⓘ 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 6/10 Major 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: $30,950
• − Mortgage interest: −$12,884
• − Property taxes: −$4,101
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$6,691
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $4,444/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

3 events — show timeline

• 2026-05-27 Contingent — NTREIS
• 2026-05-26 Listed $230,000 NTREIS
• 1994-11-17 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,101 · +8.2% YoY. Source: county tax records.