3533 Silver Springs Ct · Abilene, TX 79602

$258,877

5 bd · 3.0 ba · 1,804 sqft · SingleFamily · 70 Days on market

Built 2026 3,055 sqft lot Est $229k · 13% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21131293 - Built by NHC - Ready Now! ~ The Madison Plan from our Liberty Series combines style and functionality in a layout that maximizes space for your needs. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 1,804 square feet of well-designed living space. As you step inside, you’ll find a main-level bedroom and a full bathroom, offering a convenient option for guests or a home office. Beyond that, the home opens to a bright and airy living area, where the family room, dining area, and open kitchen with a central island come together seamlessly to create a welcoming space for entertainment and everyday living. Stairs located in the family room lead to th

Key facts

• 3,055 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $259k.

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 $259k).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+33.5%/yr); 370 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,831/mo this rent would consume 51% 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 $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 $72k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,344 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $229,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 Silver Springs Ct	0.00mi	5/3.0	1,804 (0%)	1mo	$258,877	$144	99
217 Coyote Creek Ct	0.08mi	5/3.0	1,804 (0%)	1mo	$262,990	$146	96
141 Coyote Creek Ct	0.09mi	5/3.0	1,804 (0%)	0mo	$262,990	$146	95
113 Dotty Lou	0.15mi	4/2.5 (-1)	1,802 (-0%)	3mo	$214,397	$119	83
126 Dotty Lou	0.16mi	4/2.5 (-1)	1,802 (-0%)	3mo	$229,267	$127	83
150 Dotty Lou	0.16mi	4/2.5 (-1)	1,802 (-0%)	3mo	$232,600	$129	83
219 Polasek Dr	0.20mi	4/2.5 (-1)	2,001 (+11%)	0mo	$260,990	$130	65
220 Dotty Lou	0.15mi	4/2.5 (-1)	2,002 (+11%)	3mo	$237,280	$119	65
132 Dotty Lou	0.16mi	4/2.5 (-1)	2,001 (+11%)	3mo	$245,490	$123	65
120 Dotty Lou	0.15mi	4/2.5 (-1)	2,002 (+11%)	4mo	$248,488	$124	65
156 Dotty Lou	0.16mi	4/2.5 (-1)	2,001 (+11%)	3mo	$245,211	$123	65
107 Dotty Lou	0.17mi	4/2.5 (-1)	2,001 (+11%)	3mo	$245,990	$123	64

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: 18.3%
• Equity multiple: 1.79×
• Total profit: $57,173
• Equity at exit: $38,599

10-year hold

• IRR: 30.0%
• Equity multiple: 4.36×
• Total profit: $243,661
• Equity at exit: $22,383

Cash invested: $72,486 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,831 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,883/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $1,238

Break-even live

Break-even rent $2,265

Max offer price $258,877

Occupancy floor 63%

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: $64,719
• Closing costs: $7,766
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	13d	1	1.30mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	43d	1	1.39mi

Listing history 4 events

1. 2026-02-19
   status Pending
2. 2026-02-11
   price $258,877
3. 2025-12-19
   price $262,990
4. 2025-12-11
   listed $258,877 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $45,973
• − Mortgage interest: −$14,501
• − Property taxes: −$3,883
• − Insurance: −$1,294
• − Repairs & maintenance: −$3,678
• − Management: −$3,678
• − Depreciation: −$7,531
• Taxable income: $11,408
• Est. tax owed @ 24.0%: −$2,738
• After-tax cash flow: $12,112/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): 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

+0.0% since first listed

4 events — show timeline

• 2026-02-19 Pending — NTREIS
• 2026-02-11 Price Changed $258,877 NTREIS
• 2025-12-19 Price Changed $262,990 NTREIS
• 2025-12-11 Listed $258,877 NTREIS