1057 Westridge Dr · Abilene, TX 79605

$262,000

3 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 18 Days on market

Built 1951 0.36 ac lot Est $251k · at est.

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +5.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A FABULOUS FIND IN AN ESTABLISHED NEIGHBORHOOD. PLENTY OF SPACE TO ENJOY FAMILY & FRIENDS. THREE BEDROOMS, TWO BATHS, OPEN LIVING AREAS & AN UPDATED KITCHEN. THIRD BEDROOM OFFERS BUILT INS, & STORAGE. TWO CAR DETACHED GARAGE & A ONE CAR CARPORT. THE BEAUTIFULL LANDSCAPED BACKYARD OFFERS A GAZEBO, STONE CORNER WATER FALL, WATER WELL & SPRINKLER SYSTEM.

Key facts

• Water well
• Gazebo
• Large backyard

Tags

• WATER WELL
• DETACHED GARAGE
• GAZEBO
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage and carport; 2-car garage (22' wide x 22' deep); Covered parking spaces including an 8-space carport and 1 covered space; Concrete parking surface
• Utilities: City water; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Attached property; Single-story
• Construction: Built in 1951; Rock/stone and siding exterior; Metal roof; Slab foundation
• Exterior features: Lot under 0.5 acre (approximately 0.36 acres); Subdivision: Elmwood West; Directions provided

Interior

• Kitchen: Gas range; Breakfast bar
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; One bathroom has a jetted tub
• Heating & cooling: Central heating; Central air conditioning; Brick fireplace (in den)
• Interior features: Open floorplan; Built-in features and built-in cabinets; Cable TV available; Chandelier; Two living areas; One dining area; Total of 9 rooms; One level (single-story)
• Laundry & utility: Laundry room on main level; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $22 ($268/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 $234k (10.7% below list).
• Recommended offer: $234k (10.7% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Bonham El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 482 students, 79% FRL) — zoned schools average 79% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+32.1%/yr); 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($63k/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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,005 (10.7% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $250,647
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Westridge Dr	0.30mi	3/2.0	2,086 (+7%)	0mo	$305,000	$146	74
4082 Stratford St	0.23mi	3/2.5	1,739 (-10%)	1mo	$315,000	$181	68
4102 Hartford St	0.41mi	3/2.0	2,063 (+6%)	6mo	$275,000	$133	66
1018 S Pioneer Dr	0.19mi	3/2.0	2,210 (+14%)	5mo	$210,000	$95	64
801 Elmwood Dr	0.60mi	3/2.0	1,897 (-2%)	8mo	$295,000	$156	62
342 S Leggett Dr	0.71mi	3/1.5	1,934 (-0%)	5mo	$129,900	$67	60
1361 S Pioneer Dr	0.38mi	3/1.5	1,738 (-11%)	4mo	$195,000	$112	59
1317 Hollis Dr	0.64mi	3/2.0	1,859 (-4%)	8mo	$299,900	$161	57
349 Oxford St	0.58mi	3/2.0	2,173 (+12%)	0mo	$249,900	$115	53
1201 Albany St	0.69mi	3/2.0	1,854 (-5%)	9mo	$225,000	$121	52
350 S Leggett Dr	0.69mi	3/2.0	1,679 (-14%)	7mo	$169,900	$101	39
310 Lexington Ave	0.66mi	4/2.0 (+1)	1,661 (-14%)	6mo	$215,000	$129	35

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-28,623
• Equity at exit: $39,065

10-year hold

• IRR: 5.0%
• Equity multiple: 1.45×
• Total profit: $33,373
• Equity at exit: $22,653

Cash invested: $73,360 (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 79605

• Rents YoY: 32.1%
• Active inventory: 118
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $22

Break-even live

Break-even rent $2,312

Max offer price $262,000

Occupancy floor 94%

Sensitivity live

Price	-10% $171	-5% $96	+0% $22	+5% $-52	+10% $-126
Rent	-10% $-163	-5% $-70	+0% $22	+5% $115	+10% $207
Rate	-1.0pp $154	-0.5pp $89	base $22	+0.5pp $-46	+1.0pp $-115

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 Hunt St Abilene, TX	3.0	1.5	1300	$2,250	$1.73	45d	1	1.15mi
2301 Post Oak Rd Abilene, TX	3.0	2.0	1915	$3,295	$1.72	23d	1	1.20mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	15d	1	1.40mi

Listing history 13 events

1. 2026-06-22
   days on market $262,000 Active 18 DOM
2. 2026-06-19
   days on market $262,000 Active 16 DOM
3. 2026-06-18
   days on market $262,000 Active 15 DOM
4. 2026-06-17
   days on market $262,000 Active 14 DOM
5. 2026-06-16
   days on market $262,000 Active 13 DOM
6. 2026-06-15
   days on market $262,000 Active 12 DOM
7. 2026-06-14
   days on market $262,000 Active 10 DOM
8. 2026-06-13
   days on market $262,000 Active 9 DOM
9. 2026-06-10
   days on market $262,000 Active 7 DOM
10. 2026-06-09
    days on market $262,000 Active 6 DOM
11. 2026-06-08
    days on market $262,000 Active 5 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $262,000 Active 4 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: $4,119 · $343/mo
• Projected year-2 tax: $4,795 · $400/mo
• Expected delta: +$676/yr (+$56/mo · 16.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 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: $28,081
• − Mortgage interest: −$14,676
• − Property taxes: −$4,119
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$7,622
• Taxable loss: −$4,139
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $1,261/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+87.3% since first listed

12 events — show timeline

• 2026-06-02 Listed $262,000 NTREIS
• 2025-07-25 Rental Removed $1,995 NTREIS
• 2025-07-19 Listed for Rent $1,995 NTREIS
• 2025-05-28 Rental Removed $1,995 NTREIS
• 2025-05-10 Listed for Rent $1,995 NTREIS
• 2014-04-03 Sold (Public Records) — Public Records
• 2014-04-02 Sold (MLS) — NTREIS
• 2014-02-18 Listing Removed — NTREIS
• 2014-01-31 Listing Removed — NTREIS
• 2014-01-31 Listed $130,000 NTREIS
• 2013-06-17 Listed $139,900 NTREIS
• 2012-06-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,119 · -0.6% YoY. Source: county tax records.