2034 N Mockingbird Ln · Abilene, TX 79603

$163,900

3 bd · 2.5 ba · 1,597 sqft · SingleFamily public records · 14 Days on market

Built 1955 7,362 sqft lot Est $211k · 22% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

Key facts

• Solid wood cabinetry
• Mature shade tree
• Ample backyard

Tags

• PRIVATE EXTERIOR ENTRANCE
• SOLID WOOD CABINETRY
• BREAKFAST BAR
• VINYL PLANK FLOORING
• MATURE SHADE TREE
• AMPLE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,309/mo this rent would consume 52% 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 $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $163,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $210,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 Briarwood	0.15mi	3/2.0	1,497 (-6%)	3mo	$149,900	$100	78
1557 Burger St	0.35mi	4/2.0 (+1)	1,596 (-0%)	2mo	$225,000	$141	75
1549 Briarwood St	0.33mi	4/1.0 (+1)	1,591 (-0%)	1mo	$150,000	$94	72
3271 Sherry Ln	0.38mi	3/2.5	1,476 (-8%)	1mo	$189,700	$129	69
1634 Bridge Ave	0.27mi	2/2.0 (-1)	1,511 (-5%)	3mo	$89,900	$59	69
2137 Minter Ln	0.47mi	3/2.0	1,513 (-5%)	1mo	$199,000	$132	66
1773 Westview Dr	0.22mi	3/1.0	1,418 (-11%)	0mo	$189,900	$134	64
1433 Bridge Ave	0.45mi	4/2.0 (+1)	1,703 (+7%)	1mo	$135,000	$79	60
1737 Marsalis Dr	0.74mi	4/2.0 (+1)	1,642 (+3%)	1mo	$245,000	$149	54
1426 Minter Ln	0.68mi	3/2.0	1,784 (+12%)	1mo	$229,900	$129	46
1617 Park Ave	0.53mi	4/2.0 (+1)	1,380 (-14%)	0mo	$189,900	$138	45
1918 Marsalis Dr	0.73mi	3/2.0	1,797 (+12%)	2mo	$240,000	$134	42

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-2,537
• Equity at exit: $24,438

10-year hold

• IRR: 14.4%
• Equity multiple: 2.51×
• Total profit: $69,513
• Equity at exit: $14,171

Cash invested: $45,892 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$860
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$68
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $180

Break-even live

Break-even rent $2,081

Max offer price $163,900

Occupancy floor 87%

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3296 Sandefer St Abilene, TX	4.0	1.0	1360	$1,950	$1.43	13d	1	0.30mi
1685 N Willis St Abilene, TX	3.0	2.0	1349	$1,800	$1.33	21d	1	0.41mi
1481 Burger St Abilene, TX	3.0	2.0	1330	$2,400	$1.80	21d	1	0.44mi
1470 Beechwood Ln Abilene, TX	3.0	2.0	1799	$4,500	$2.50	44d	1	0.57mi
2498 Yorktown Dr Abilene, TX	3.0	1.5	1104	$1,795	$1.63	13d	1	0.74mi
1209 Kirkwood St Abilene, TX	3.0	2.0	1674	$2,500	$1.49	21d	1	0.85mi
1638 Merchant St Abilene, TX	3.0	2.0	1328	$2,895	$2.18	13d	1	0.95mi
2934 Old Anson Rd Unit 321 Abilene, TX	3.0	2.0	1190	$1,437	$1.21	21d	1	1.03mi
4073 Concord Dr Abilene, TX	3.0	2.0	2145	$2,800	$1.31	44d	1	1.28mi

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-04-01
   historical Active Option Contract
3. 2026-03-26
   listed $163,900 Active
4. 2021-12-14
   soldstatus
5. 2021-12-13
   soldstatus Sold 279-char remark

   Show marketing remark (279 chars)

   Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

6. 2021-11-21
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

7. 2021-11-16
   historical Active Option Contract 279-char remark

   Show marketing remark (279 chars)

   Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

8. 2021-11-12
   status Active 279-char remark

   Show marketing remark (279 chars)

   Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

9. 2021-10-22
   historical 279-char remark

   Show marketing remark (279 chars)

   Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

10. 2021-09-22
    status Active 279-char remark

    Show marketing remark (279 chars)

    Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

11. 2021-09-13
    historical Active Option Contract 279-char remark

    Show marketing remark (279 chars)

    Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

12. 2021-08-30
    price $129,900 279-char remark

    Show marketing remark (279 chars)

    Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

13. 2021-07-26
    price $139,900 279-char remark

    Show marketing remark (279 chars)

    Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

14. 2021-06-22
    listed $149,900 Active 279-char remark

    Show marketing remark (279 chars)

    Well maintained original home with new HVAC and appliances. 3 bed 2 bath home with an attached beauty salon with half bath and wash sink. Lots of storage throughout the home, 2 separate carports, and workshop in the back yard. All appliances stay including fridge, washer, dryer.

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/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 AE · 0% 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: $27,704
• − Mortgage interest: −$9,181
• − Property taxes: −$3,473
• − Insurance: −$5,938
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$4,768
• Taxable loss: −$88
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,183/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

+9.3% since first listed

14 events — show timeline

• 2026-04-09 Pending — NTREIS
• 2026-04-01 Contingent — NTREIS
• 2026-03-26 Listed $163,900 NTREIS
• 2021-12-14 Sold (Public Records) — Public Records
• 2021-12-13 Sold (MLS) — NTREIS
• 2021-11-21 Pending — NTREIS
• 2021-11-16 Contingent — NTREIS
• 2021-11-12 Relisted — NTREIS
• 2021-10-22 Listing Removed — NTREIS
• 2021-09-22 Relisted — NTREIS
• 2021-09-13 Contingent — NTREIS
• 2021-08-30 Price Changed $129,900 NTREIS
• 2021-07-26 Price Changed $139,900 NTREIS
• 2021-06-22 Listed $149,900 NTREIS

Property tax history

+8.5%/yr

Latest (2025): $3,473 · +5.5% YoY. Source: county tax records.