132 Sage Brush Dr · Abilene, TX 79602

$259,900

5 bd · 3.0 ba · 1,900 sqft · SingleFamily public records · 13 Days on market

Built 2024 Good condition 5,924 sqft lot Est $241k · 8% 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
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your dream home in the new Waterside at Cedar Creek Subdivision! This stunning 5-bed, 3-bath home boasts over 1,800 sq ft. The partial split floor plan is designed to provide optimal privacy for all, while the open concept kitchen, dining, & living room create a spacious & inviting ambiance. Attention to detail with Shaw laminate flooring throughout the 1st floor and carpet on the 2nd floor offering both comfort & durability. The heart of this home is the kitchen, featuring stainless steel appliances and Wilsonart Calcutta Marble laminate countertops. The landscaped front yard, complete with sod. Buyers using NHC Mortgage and the seller's preferred title company will receive 3.5% of the final sales price towards closing costs. Come explore what this new neighborhood has to offer and make this spacious and beautifully designed home your own! Estimated Completion January.

Key facts

• New construction
• Oversized garage
• Spacious layout

Tags

• NEW CONSTRUCTION
• OVERSIZED GARAGE
• EASY ACCESS TO SHOPPING
• SPACIOUS LAYOUT
• PRIVATE HOME OFFICE
• MEDIA ROOM

Property features AI

Finance

• Other: Located in Waterside At Cedar Creek subdivision; County: Taylor, United States
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached oversized garage; 2 covered/garage parking spaces; 2 garage spaces
• Security: Consent for visitors to record audio and video (for showings)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Two stories; Not attached to another property; Residential property
• Construction: Built in 2024; Composition roof; Slab foundation
• Exterior features: Front porch; Landscaped yard; Large backyard with grass

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: 5 bedrooms total; Primary bedroom on first floor; Primary bedroom on second floor with ensuite bath, dual sinks, and walk-in closet; Additional bedrooms on second floor with walk-in closets; Second-floor office
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High speed internet available; Eat-in kitchen; Kitchen island; In-law suite floorplan; Walk-in closets; 8 total rooms; One living area; One dining area; Two-level home
• Laundry & utility: Upper-level laundry with utility closet/utility room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 12.6% 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 $3,889/mo this rent would consume 52% 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 $73k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Recommended offer $259,900

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: 1.50% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $241,300
• 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	0.08mi	5/3.0	1,804 (-5%)	1mo	$258,877	$144	87
217 Coyote Creek Ct	0.09mi	5/3.0	1,804 (-5%)	1mo	$262,990	$146	87
141 Coyote Creek Ct	0.13mi	5/3.0	1,804 (-5%)	0mo	$262,990	$146	85
150 Dotty Lou	0.09mi	4/2.5 (-1)	1,802 (-5%)	3mo	$232,600	$129	78
113 Dotty Lou	0.09mi	4/2.5 (-1)	1,802 (-5%)	3mo	$214,397	$119	78
126 Dotty Lou	0.09mi	4/2.5 (-1)	1,802 (-5%)	3mo	$229,267	$127	78
132 Dotty Lou	0.09mi	4/2.5 (-1)	2,001 (+5%)	3mo	$245,490	$123	78
156 Dotty Lou	0.09mi	4/2.5 (-1)	2,001 (+5%)	3mo	$245,211	$123	77
220 Dotty Lou	0.09mi	4/2.5 (-1)	2,002 (+5%)	3mo	$237,280	$119	77
107 Dotty Lou	0.09mi	4/2.5 (-1)	2,001 (+5%)	3mo	$245,990	$123	77
120 Dotty Lou	0.09mi	4/2.5 (-1)	2,002 (+5%)	4mo	$248,488	$124	77
219 Polasek Dr	0.15mi	4/2.5 (-1)	2,001 (+5%)	0mo	$260,990	$130	77

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: 20.6%
• Equity multiple: 1.89×
• Total profit: $65,023
• Equity at exit: $38,752

10-year hold

• IRR: 31.9%
• Equity multiple: 4.60×
• Total profit: $261,678
• Equity at exit: $22,471

Cash invested: $72,772 (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: $3,889 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$242 /mo · $2,901/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $1,359

Break-even live

Break-even rent $2,168

Max offer price $259,900

Occupancy floor 60%

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: $64,975
• Closing costs: $7,797
• 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	1.28mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	44d	1	1.39mi

Listing history 10 events

1. 2026-06-15
   status $259,900 Pending 13 DOM
2. 2026-06-15
   days on market $259,900 Active Option Contract 13 DOM
3. 2026-06-14
   days on market $259,900 Active Option Contract 11 DOM
4. 2026-06-13
   days on market $259,900 Active Option Contract 10 DOM
5. 2026-06-10
   days on market $259,900 Active Option Contract 8 DOM
6. 2026-06-09
   days on market $259,900 Active Option Contract 7 DOM
7. 2026-06-08
   days on market $259,900 Active Option Contract 6 DOM
8. 2026-06-07
   statusdays on market $259,900 Active Option Contract 5 DOM
9. 2026-06-03
   remarks 681-char remark
10. 2026-06-03
    listed $259,900 Active 1 DOM

ⓘ 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: $2,901 · $242/mo
• Projected year-2 tax: $4,756 · $396/mo
• Expected delta: +$1,855/yr (+$155/mo · 64.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $46,668
• − Mortgage interest: −$14,558
• − Property taxes: −$2,901
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,733
• − Management: −$3,733
• − Depreciation: −$7,561
• Taxable income: $12,882
• Est. tax owed @ 24.0%: −$3,092
• After-tax cash flow: $13,221/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 well-maintained single-family home in a sought-after location offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Trim grass and weeds — Maintains property appearance

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Trim grass and weeds — Maintains property appearance ↑

ⓘ 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

+14.0% since first listed

12 events — show timeline

• 2026-06-02 Listed $259,900 NTREIS
• 2025-06-30 Sold (MLS) — NTREIS
• 2025-06-10 Pending — NTREIS
• 2025-06-04 Relisted — NTREIS
• 2025-05-08 Pending — NTREIS
• 2025-05-02 Price Changed $240,990 NTREIS
• 2025-04-05 Relisted — NTREIS
• 2025-03-28 Pending — NTREIS
• 2025-03-13 Price Changed $238,990 NTREIS
• 2024-12-21 Price Changed $233,990 NTREIS
• 2024-11-07 Price Changed $213,990 NTREIS
• 2024-07-31 Listed $227,990 NTREIS

Property tax history

+1030.9%/yr

Latest (2025): $2,901 · +10572.7% YoY. Source: county tax records.