257 Sugarberry Ave · Abilene, TX 79602

$254,900

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 14 Days on market

Built 2007 7,405 sqft lot Est $250k · 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +7.0/10.0
• ARV discount +6.6/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 8.6% 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.
• Wylie ISD (rural): math 63% / reading 62% proficiency, ranked #32 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Wylie East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 18 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 41% of the median local income ($90k/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 $8k 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 $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,900

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: 1.20% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $249,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Lollipop Trl	0.13mi	3/2.0	1,361 (-1%)	10mo	$245,000	$180	84
5610 Cinderella Ln	0.16mi	3/2.0	1,362 (-1%)	9mo	$235,000	$173	84
5401 Yellow Brick Rd	0.25mi	3/2.0	1,363 (-1%)	8mo	$247,000	$181	81
281 Lollipop Trl	0.11mi	3/2.0	1,443 (+5%)	8mo	$249,900	$173	79
5549 Yellow Brick Rd	0.24mi	3/2.0	1,401 (+2%)	8mo	$250,000	$178	79
334 Lollipop Trl	0.15mi	3/2.0	1,456 (+6%)	6mo	$265,000	$182	78
334 Miss Ellie Ln	0.18mi	3/2.0	1,437 (+5%)	7mo	$269,900	$188	78
390 Lollipop Trl	0.22mi	3/2.0	1,449 (+6%)	7mo	$260,000	$179	74
249 Lollipop Trl	0.11mi	3/2.0	1,537 (+12%)	3mo	$295,000	$192	73
349 Lollipop Trl	0.18mi	4/2.0 (+1)	1,569 (+14%)	1mo	$285,000	$182	62
5110 Spring Creek Rd	0.64mi	3/2.0	1,498 (+9%)	8mo	$275,000	$184	48
331 Sweet Pea Path	0.75mi	3/2.0	1,500 (+9%)	8mo	$285,000	$190	43

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: 2.4%
• Equity multiple: 1.10×
• Total profit: $6,836
• Equity at exit: $38,006

10-year hold

• IRR: 16.6%
• Equity multiple: 2.70×
• Total profit: $121,236
• Equity at exit: $22,039

Cash invested: $71,372 (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: 370
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$480 /mo · $5,764/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $499

Break-even live

Break-even rent $2,435

Max offer price $254,900

Occupancy floor 79%

Sensitivity live

Price	-10% $643	-5% $571	+0% $499	+5% $427	+10% $355
Rent	-10% $257	-5% $378	+0% $499	+5% $620	+10% $741
Rate	-1.0pp $628	-0.5pp $564	base $499	+0.5pp $433	+1.0pp $366

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.20mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	0.20mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	18d	1	0.47mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	0.72mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.75mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	25d	1	0.75mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	13d	1	0.75mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.75mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	0.79mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.83mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	44d	1	1.31mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	12d	1	1.31mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	1.34mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	21d	1	1.37mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	4d	1	1.37mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	1.38mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	1.41mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	1.48mi

Listing history 20 events

1. 2026-04-04
   status Pending
2. 2026-03-25
   historical Active Option Contract
3. 2026-03-21
   listed $254,900 Active
4. 2023-05-11
   soldstatus Closed 354-char remark

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

5. 2023-05-11
   soldstatus

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

6. 2023-04-28
   status Pending 354-char remark

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

7. 2023-04-24
   historical Active Option Contract 354-char remark

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

8. 2023-04-09
   status Active 354-char remark

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

9. 2023-03-31
   historical Active Option Contract 354-char remark

   Show marketing remark (354 chars)

   A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

10. 2023-03-27
    listed $235,000 Active 354-char remark

    Show marketing remark (354 chars)

    A gorgeous split floor plan with 3-bedrooms, 2-full baths and 2-car garage giving you 1372 sq ft of generous living space. Featuring stainless steel appliances, a wood burning fireplace, spacious primary suite, ample storage throughout, beautifully stained cabinetry and covered patio. New fence. Wylie schools. Near Kirby Lake. See the 360 Virtual Tour.

11. 2020-02-10
    soldstatus Sold 195-char remark

    Show marketing remark (195 chars)

    Wylie ISD property. This 3 bedroom 2 bath home has a split floor plan. Living room and kitchen flow nicely into each other. This neighborhood is just minutes from restaurants, parks and shopping.

12. 2020-01-09
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Wylie ISD property. This 3 bedroom 2 bath home has a split floor plan. Living room and kitchen flow nicely into each other. This neighborhood is just minutes from restaurants, parks and shopping.

13. 2019-12-20
    price $172,000 195-char remark

    Show marketing remark (195 chars)

    Wylie ISD property. This 3 bedroom 2 bath home has a split floor plan. Living room and kitchen flow nicely into each other. This neighborhood is just minutes from restaurants, parks and shopping.

14. 2019-11-18
    price $173,000 195-char remark

    Show marketing remark (195 chars)

    Wylie ISD property. This 3 bedroom 2 bath home has a split floor plan. Living room and kitchen flow nicely into each other. This neighborhood is just minutes from restaurants, parks and shopping.

15. 2019-10-23
    listed $175,000 Active 195-char remark

    Show marketing remark (195 chars)

    Wylie ISD property. This 3 bedroom 2 bath home has a split floor plan. Living room and kitchen flow nicely into each other. This neighborhood is just minutes from restaurants, parks and shopping.

16. 2017-05-22
    soldstatus
17. 2007-07-23
    soldstatus
18. 2007-07-19
    soldstatus
19. 2007-05-24
    historical
20. 2007-03-05
    listed $129,440

ⓘ 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: $5,764 · $480/mo
• Projected year-2 tax: $5,764 · $480/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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $36,796
• − Mortgage interest: −$14,278
• − Property taxes: −$5,764
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$7,415
• Taxable income: $2,177
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $5,467/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: Wylie ISD
• NCES district ID: 4846500
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $78,248
• Composite: 55.86/100
• National rank: #1206
• State rank: #32 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

+96.9% since first listed

20 events — show timeline

• 2026-04-04 Pending — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-03-21 Listed $254,900 NTREIS
• 2023-05-11 Sold (Public Records) — Public Records
• 2023-05-11 Sold (MLS) — NTREIS
• 2023-04-28 Pending — NTREIS
• 2023-04-24 Contingent — NTREIS
• 2023-04-09 Relisted — NTREIS
• 2023-03-31 Contingent — NTREIS
• 2023-03-27 Listed $235,000 NTREIS
• 2020-02-10 Sold (MLS) — NTREIS
• 2020-01-09 Pending — NTREIS
• 2019-12-20 Price Changed $172,000 NTREIS
• 2019-11-18 Price Changed $173,000 NTREIS
• 2019-10-23 Listed $175,000 NTREIS
• 2017-05-22 Sold (Public Records) — Public Records
• 2007-07-23 Sold (Public Records) — Public Records
• 2007-07-19 Sold (MLS) — NTREIS
• 2007-05-24 Listing Removed — NTREIS
• 2007-03-05 Listed $129,440 NTREIS

Property tax history

+5.8%/yr

Latest (2025): $5,764 · +0.9% YoY. Source: county tax records.