ASHBURN Plan · Abilene, TX 79606

$259,990

3 bd · 2.0 ba · 1,254 sqft · SingleFamily · 522 Days on market

Good condition

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ashburn is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Ashburn is sure to turn heads. Step inside this 3 bedroom, 2 bathroom home and discover the perfect space for modern style and thoughtful designs. The Ashburn features an open concept kitchen and family area, ensuring you'll always be close to the heart of your home. The kitchen features stylish backsplash, shaker-style cabinets, granite countertops, and stainless-steel appliances to add an extra layer of charm to your space. Each bedroom boasts plush carpeted floors and ample space for your loved ones to make their own. The primary bedroom even features its own attached bathroom with a walk-in closet, allowing for extra privacy and serenity. Step outside and discover your backyard haven, perfect for outdoor entertaining and everyday enjoyment. No matter how you choose to fill your home, the Ashburn provides the perfect opportunities to do so. Contact us today and find your home in Hampton Hills!

Key facts

• Open concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• OPEN CONCEPT KITCHEN
• STYLISH BACKSPLASH
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PLUSH CARPETED FLOORS

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $201,569.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (3.2% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+40.7%/yr); 288 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 38% 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 $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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $201,569
• List price: $259,990
• Delta: 28.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5409 Blue Quail Dr	0.37mi	3/2.0	1,267 (+1%)	3mo	$205,000	$162	79
5541 Southmoor Dr	0.13mi	3/2.0	1,416 (+13%)	1mo	$215,000	$152	72
2317 Brenda Ln	0.12mi	3/2.0	1,430 (+14%)	1mo	$230,000	$161	70
5290 Alamo Dr	0.56mi	3/2.0	1,243 (-1%)	3mo	$169,900	$137	70
2847 Lynn Ln	0.70mi	3/2.0	1,254 (0%)	2mo	$272,490	$217	66
2854 Lynn Ln	0.68mi	3/2.0	1,254 (0%)	3mo	$273,015	$218	66
3065 Lynn Ln	0.70mi	3/2.0	1,254 (0%)	3mo	$272,490	$217	65
13 Woodcock Cir	0.65mi	3/2.0	1,223 (-2%)	2mo	$205,000	$168	64
2310 Cicily Ln	0.33mi	3/2.0	1,384 (+10%)	4mo	$215,000	$155	63
3417 Seymour Ct	0.68mi	3/2.0	1,288 (+3%)	1mo	$287,900	$224	63
3048 Lynn Ln	0.75mi	3/2.0	1,254 (0%)	3mo	$272,490	$217	62
5334 Alamo Dr	0.50mi	4/2.0 (+1)	1,371 (+9%)	2mo	$195,000	$142	55

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: 8.0%
• Equity multiple: 1.33×
• Total profit: $18,625
• Equity at exit: $30,055

10-year hold

• IRR: 21.2%
• Equity multiple: 3.23×
• Total profit: $125,787
• Equity at exit: $17,428

Cash invested: $56,439 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,057
• Tax est. 1.5%: −$252 /mo · $3,024/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $596

Break-even live

Break-even rent $1,763

Max offer price $201,569

Occupancy floor 71%

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: $50,392
• Closing costs: $6,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	7d	1	0.46mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	5d	1	0.51mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	13d	1	0.65mi
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	43d	1	0.72mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	13d	1	0.76mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	43d	1	0.89mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	13d	1	0.97mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	13d	1	1.01mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	13d	1	1.04mi
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	43d	1	1.06mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	44d	1	1.21mi

Listing history 6 events

1. 2026-06-02
   days on market $259,990 Active 522 DOM
2. 2026-06-01
   days on market $259,990 Active 521 DOM
3. 2026-05-31
   days on market $259,990 Active 520 DOM
4. 2026-05-30
   days on market $259,990 Active 519 DOM
5. 2025-05-10
   price $259,990 1073-char remark

   Show marketing remark (1073 chars)

   The Ashburn is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Ashburn is sure to turn heads. Step inside this 3 bedroom, 2 bathroom home and discover the perfect space for modern style and thoughtful designs. The Ashburn features an open concept kitchen and family area, ensuring you'll always be close to the heart of your home. The kitchen features stylish backsplash, shaker-style cabinets, granite countertops, and stainless-steel appliances to add an extra layer of charm to your space. Each bedroom boasts plush carpeted floors and ample space for your loved ones to make their own. The primary bedroom even features its own attached bathroom with a walk-in closet, allowing for extra privacy and serenity. Step outside and discover your backyard haven, perfect for outdoor entertaining and everyday enjoyment. No matter how you choose to fill your home, the Ashburn provides the perfect opportunities to do so. Contact us today and find your home in Hampton Hills!

6. 2024-12-27
   listed $1 Active 1073-char remark

   Show marketing remark (1073 chars)

   The Ashburn is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Ashburn is sure to turn heads. Step inside this 3 bedroom, 2 bathroom home and discover the perfect space for modern style and thoughtful designs. The Ashburn features an open concept kitchen and family area, ensuring you'll always be close to the heart of your home. The kitchen features stylish backsplash, shaker-style cabinets, granite countertops, and stainless-steel appliances to add an extra layer of charm to your space. Each bedroom boasts plush carpeted floors and ample space for your loved ones to make their own. The primary bedroom even features its own attached bathroom with a walk-in closet, allowing for extra privacy and serenity. Step outside and discover your backyard haven, perfect for outdoor entertaining and everyday enjoyment. No matter how you choose to fill your home, the Ashburn provides the perfect opportunities to do so. Contact us today and find your home in Hampton Hills!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,209
• − Mortgage interest: −$11,291
• − Property taxes: −$3,024
• − Insurance: −$1,008
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$5,864
• Taxable income: $4,190
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $6,144/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 · 12 photos

Good 80/100 Cosmetic rehab

This Ashburn home in Abilene, TX is in good condition with a modern farmhouse style. It offers a good balance of updates and maintenance needs, making it a solid investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood in bedrooms — Improves aesthetics and value
• Both Install modern light fixtures — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood in bedrooms — Improves aesthetics and value ↑
• Both Install modern light fixtures — Enhances curb appeal and interior aesthetics ↑

ⓘ 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): 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

2 events — show timeline

• 2025-05-10 Price Changed $259,990 Zillow
• 2024-12-27 Listed $1 Zillow