915 Westwood Dr · Abilene, TX 79603

$189,900

3 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 154 Days on market

Built 1958 0.25 ac lot Est $210k · 9% under

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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 +29.7/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

3-2-2, 1,552 square feet per Taylor CAD. Brick exterior. Large corner lot. Alley and side yard driveway access.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: schools D+, 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.
• Market conditions: Rents rising fast (+40.2%/yr); 86 active listings in the ZIP; 10 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 $2,563/mo this rent would consume 57% of the median local household income ($54k/yr) (locally 662% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1958 — 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: 1.35% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $209,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Crestwood Dr	0.38mi	3/2.0	1,586 (+2%)	2mo	$259,900	$164	77
3714 Concord Dr	0.31mi	3/2.0	1,679 (+8%)	1mo	$165,000	$98	71
3833 N 9th St	0.16mi	3/2.0	1,376 (-11%)	6mo	$220,000	$160	69
3813 Laurel Dr	0.20mi	3/2.0	1,336 (-14%)	3mo	$220,000	$165	65
660 Westwood Dr	0.36mi	3/2.0	1,670 (+8%)	6mo	$225,000	$135	65
1702 Rosewood Dr	0.66mi	3/2.0	1,468 (-5%)	2mo	$201,000	$137	58
858 N San Jose Dr	0.55mi	4/1.0 (+1)	1,508 (-3%)	4mo	$114,900	$76	57
1737 Marsalis Dr	0.72mi	4/2.0 (+1)	1,642 (+6%)	1mo	$245,000	$149	51
1626 Glendale Dr	0.66mi	3/2.0	1,698 (+9%)	5mo	$204,900	$121	50
1463 Beechwood Ln	0.70mi	4/1.5 (+1)	1,624 (+5%)	5mo	$198,500	$122	48
1426 Minter Ln	0.57mi	3/2.0	1,784 (+15%)	1mo	$229,900	$129	48
1449 N Willis St	0.73mi	3/2.0	1,686 (+9%)	6mo	$209,900	$124	46

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: 12.1%
• Equity multiple: 1.51×
• Total profit: $27,029
• Equity at exit: $28,315

10-year hold

• IRR: 24.7%
• Equity multiple: 3.68×
• Total profit: $142,309
• Equity at exit: $16,419

Cash invested: $53,172 (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 79603

• Home prices YoY: -32.5%
• Rents YoY: 40.2%
• Active inventory: 86
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$996
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $694

Break-even live

Break-even rent $1,684

Max offer price $189,900

Occupancy floor 68%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	44d	1	0.24mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.67mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.85mi
5441 N 10th St Abilene, TX	3.0	2.0	1270	$2,500	$1.97	13d	1	1.06mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	1.16mi
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	1.21mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	1.25mi
2850 S 5th St Abilene, TX	4.0	2.0	1175	$1,995	$1.70	13d	1	1.42mi
841 S San Jose Dr Abilene, TX	2.0	1.0	1122	$3,000	$2.67	21d	1	1.47mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	1.48mi

Listing history 9 events

1. 2023-09-11
   soldstatus
2. 2023-07-20
   status Pending
3. 2023-06-30
   status Active
4. 2023-06-21
   historical Active Option Contract
5. 2023-06-06
   price $189,900
6. 2023-06-06
   status Active
7. 2023-02-21
   historical Active Option Contract
8. 2023-02-01
   listed $150,000 Active
9. 2014-04-17
   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: $3,068 · $256/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$408/yr (+$34/mo · 13.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $30,755
• − Mortgage interest: −$10,637
• − Property taxes: −$3,068
• − Insurance: −$950
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$5,524
• Taxable income: $5,655
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $6,972/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): 23,548
• Household income: $53,513
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 662.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 24% Black 8%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -88.84%
• Current HPI: 184.8875
• Rent YoY: ▲ 40.19%
• 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

+26.6% since first listed

9 events — show timeline

• 2023-09-11 Sold (Public Records) — Public Records
• 2023-07-20 Pending — NTREIS
• 2023-06-30 Relisted — NTREIS
• 2023-06-21 Contingent — NTREIS
• 2023-06-06 Price Changed $189,900 NTREIS
• 2023-06-06 Relisted — NTREIS
• 2023-02-21 Contingent — NTREIS
• 2023-02-01 Listed $150,000 NTREIS
• 2014-04-17 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,068 · +3.7% YoY. Source: county tax records.