2883 Autumnwood Way · Abilene, TX 79602

$246,990

3 bd · 2.5 ba · 1,600 sqft · SingleFamily · 6 Days on market

Built 2025 Good condition 4,356 sqft lot Est $206k · 20% over

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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
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21240128 - Built by NHC - Jul 2026 completion! ~ The Sequoia Plan from our Freedom Series is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, and 2,002 square feet of living space, complete with a 2-car garage. Upon entering the home, you’ll pass the staircase to the upper level and a convenient half bathroom before arriving at the open concept living area. The family room flows effortlessly into the kitchen, which boasts an angled island that overlooks the dining area. This layout is perfect for family gatherings and everyday living. The upper level is designed with comfort and convenience in mind. The primary suite features a walk-in closet and a private bathroom fo

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $247k).
• Cap rate 12.3% 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; 10 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 $3,728/mo this rent would consume 50% 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 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 $246,990

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: 1.51% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $206,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3518 Silver Springs Ct	0.16mi	4/2.0 (+1)	1,510 (-6%)	1mo	$244,990	$162	76
3525 Water Ridge Ct	0.17mi	4/2.0 (+1)	1,510 (-6%)	1mo	$246,490	$163	75
201 Coyote Creek Ct	0.16mi	4/2.0 (+1)	1,510 (-6%)	1mo	$249,490	$165	75
150 Dotty Lou	0.04mi	4/2.5 (+1)	1,802 (+13%)	3mo	$232,600	$129	70
202 Dotty Lou	0.04mi	4/2.5 (+1)	1,802 (+13%)	5mo	$216,280	$120	68
126 Dotty Lou	0.07mi	4/2.5 (+1)	1,802 (+13%)	3mo	$229,267	$127	68
113 Dotty Lou	0.07mi	4/2.5 (+1)	1,802 (+13%)	3mo	$214,397	$119	68
3517 Water Ridge Ct	0.17mi	3/2.0	1,804 (+13%)	1mo	$222,211	$123	68
161 Dotty Lou	0.05mi	4/2.5 (+1)	1,802 (+13%)	5mo	$216,588	$120	68
137 Dotty Lou	0.05mi	4/2.5 (+1)	1,802 (+13%)	5mo	$213,888	$119	68
142 Sage Brush Dr	0.10mi	4/2.0 (+1)	1,804 (+13%)	6mo	$238,000	$132	62
3534 Silver Springs Ct	0.50mi	4/2.0 (+1)	1,510 (-6%)	2mo	$247,990	$164	59

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: 19.6%
• Equity multiple: 1.85×
• Total profit: $58,607
• Equity at exit: $36,827

10-year hold

• IRR: 31.1%
• Equity multiple: 4.51×
• Total profit: $242,496
• Equity at exit: $21,355

Cash invested: $69,157 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,728 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $1,238

Break-even live

Break-even rent $2,161

Max offer price $246,990

Occupancy floor 62%

Sensitivity live

Price	-10% $1,409	-5% $1,324	+0% $1,238	+5% $1,153	+10% $1,068
Rent	-10% $944	-5% $1,091	+0% $1,238	+5% $1,386	+10% $1,533
Rate	-1.0pp $1,363	-0.5pp $1,301	base $1,238	+0.5pp $1,174	+1.0pp $1,109

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: $61,748
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 10 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
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	20d	1	1.32mi
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	14d	1	1.32mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	4d	1	1.32mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	1.34mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	23d	1	1.34mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	8d	1	1.34mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	14d	1	1.35mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	14d	1	1.41mi

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-15
   listed $246,990 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: $44,738
• − Mortgage interest: −$13,835
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$3,579
• − Management: −$3,579
• − Depreciation: −$7,185
• Taxable income: $11,620
• Est. tax owed @ 24.0%: −$2,789
• After-tax cash flow: $12,072/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen backsplash — A backsplash can add visual interest and protect the backsplash from stains and spills.
• Rental Bathroom vanity lighting — Upgraded lighting can make the bathroom more inviting and functional for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and protect the backsplash from stains and spills. ↑
• Rental Bathroom vanity lighting — Upgraded lighting can make the bathroom more inviting and functional for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-04-21 Pending — NTREIS
• 2026-04-15 Listed $246,990 NTREIS