6217 Duchess Ave · Abilene, TX 79606

$255,000

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 28 Days on market

Built 2007 6,665 sqft lot $160/sqft · 24% above area Est $205k · 24% over

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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 +16.0/30.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

Key facts

• Covered back patio
• Kitchen island
• Granite countertops

Tags

• WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS
• KITCHEN ISLAND
• PRIVATE ENSUITE
• COVERED BACK PATIO
• GOOD-SIZED BACKYARD

Property features AI

Finance

• HOA & community: No HOA / association

Exterior

• Parking: Attached garage (2 covered spaces, garage faces front); Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property; Smart home features available
• Construction: Built in 2007; Siding construction; Shingle roof; Slab foundation
• Exterior features: Wood backyard fence

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level with custom closet system)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; Fireplace (wood burning)
• Laundry & utility: Washer/dryer connections (standard laundry provisions)

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 $127 ($2k/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 $251k (1.7% below list).
• Recommended offer: $251k (1.7% 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: Bassetti El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 553 students, 74% FRL) — zoned schools average 74% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,544 (1.7% below list)

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. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $205,024
• List price: $255,000
• Delta: 24.38%
• 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
5724 Castle Rd	0.49mi	3/2.0	1,575 (-1%)	2mo	$249,000	$158	73
1710 Partridge Pl	0.53mi	3/2.0	1,532 (-4%)	0mo	$220,000	$144	68
2919 Lynn Ln	0.39mi	4/2.0 (+1)	1,684 (+5%)	0mo	$294,490	$175	67
2831 Lynn Ln	0.36mi	4/2.0 (+1)	1,684 (+5%)	3mo	$298,490	$177	67
3072 Lynn Ln	0.53mi	4/2.0 (+1)	1,684 (+5%)	1mo	$294,490	$175	60
3089 Lynn Ln	0.55mi	4/2.0 (+1)	1,684 (+5%)	0mo	$298,490	$177	60
6533 Inverness Rd	0.56mi	4/2.0 (+1)	1,684 (+5%)	1mo	$294,490	$175	59
2951 Journey Ln	0.66mi	3/2.0	1,503 (-6%)	1mo	$289,000	$192	59
6557 Inverness St	0.57mi	4/2.0 (+1)	1,684 (+5%)	2mo	$294,490	$175	58
2317 Brenda Ln	0.51mi	3/2.0	1,430 (-10%)	1mo	$230,000	$161	58
2257 Brenda Ln	0.52mi	3/2.0	1,423 (-11%)	0mo	$238,000	$167	57
5541 Southmoor Dr	0.55mi	3/2.0	1,416 (-11%)	1mo	$215,000	$152	54

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: -7.2%
• Equity multiple: 0.72×
• Total profit: $-19,922
• Equity at exit: $38,021

10-year hold

• IRR: 8.0%
• Equity multiple: 1.75×
• Total profit: $53,681
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$409 /mo · $4,910/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $127

Break-even live

Break-even rent $2,345

Max offer price $255,000

Occupancy floor 90%

Sensitivity live

Price	-10% $271	-5% $199	+0% $127	+5% $54	+10% $-18
Rent	-10% $-71	-5% $28	+0% $127	+5% $226	+10% $325
Rate	-1.0pp $255	-0.5pp $191	base $127	+0.5pp $61	+1.0pp $-7

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: $63,750
• Closing costs: $7,650
• 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	0.09mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	6d	1	0.19mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	14d	1	0.31mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	14d	1	0.48mi
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	44d	1	0.66mi
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	44d	1	0.86mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	44d	1	0.91mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	14d	1	1.02mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	14d	1	1.11mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	14d	1	1.14mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	45d	1	1.44mi

Listing history 24 events

1. 2026-06-03
   status $255,000 Pending 28 DOM
2. 2026-06-02
   days on market $255,000 Active Option Contract 28 DOM
3. 2026-06-01
   days on market $255,000 Active Option Contract 27 DOM
4. 2026-05-31
   days on market $255,000 Active Option Contract 26 DOM
5. 2026-05-30
   days on market $255,000 Active Option Contract 25 DOM
6. 2026-05-11
   historical Active Option Contract 1179-char remark
7. 2026-05-05
   listed $255,000 Active 1179-char remark
8. 2020-07-31
   soldstatus Sold 695-char remark

   Show marketing remark (695 chars)

   This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

9. 2020-07-31
   soldstatus

   Show marketing remark (695 chars)

   This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

10. 2020-06-29
    status Pending 695-char remark

    Show marketing remark (695 chars)

    This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

11. 2020-06-15
    price $185,000 695-char remark

    Show marketing remark (695 chars)

    This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

12. 2020-06-14
    historical Active Option Contract 695-char remark

    Show marketing remark (695 chars)

    This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

13. 2020-06-04
    listed $184,000 Active 695-char remark

    Show marketing remark (695 chars)

    This beautifully update 3 bedroom, 2 bath home is located just minutes from Dyess AFB. Featuring an open spli layout, this home is sure to please. As you enter you are greated by crisp clean white walls and warm gray laminate wood flooring. In the kitchen you will find ample cabinets, granite countertops, one level island, pantry, and stainless steel appliances including the refrigerator. All bedrooms are carpeted with deep closets. Master bathroom features over sized dual sink vanity, soaking tub, dual walk-in closets and separate shower. Full size laundry room with built-in Ikea shelving system, washer and dryer will stay with the home. The backyard has a 6ft wood privacy fence.

14. 2017-10-27
    soldstatus Sold

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

15. 2017-10-27
    soldstatus

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

16. 2017-09-27
    status Pending

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

17. 2017-09-17
    historical Active Option Contract

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

18. 2017-08-27
    price $152,900

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

19. 2017-07-28
    listed $159,900 Active

    Show marketing remark (360 chars)

    Lovely home close to Dyess Air Force Base. Large living area. kitchen and dining with open concept. Open kitchen has nice island and cabinets with lots of storage space and stainless appliances. Great master bedroom and bath with separate tub and shower. Split bedroom arrangement with two bedrooms sharing the hall bath. Great floorplan. Cul-de-sac location.

20. 2010-06-01
    historical
21. 2010-05-14
    listed $139,900
22. 2007-09-19
    soldstatus
23. 2007-09-19
    soldstatus
24. 2007-04-16
    soldstatus

ⓘ 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: $4,910 · $409/mo
• Projected year-2 tax: $4,910 · $409/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 ≥104°F today · 23 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: $30,065
• − Mortgage interest: −$14,284
• − Property taxes: −$4,910
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$7,418
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,151/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): 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

+82.3% since first listed

20 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-05 Listed $255,000 NTREIS
• 2020-07-31 Sold (Public Records) — Public Records
• 2020-07-31 Sold (MLS) — NTREIS
• 2020-06-29 Pending — NTREIS
• 2020-06-15 Price Changed $185,000 NTREIS
• 2020-06-14 Contingent — NTREIS
• 2020-06-04 Listed $184,000 NTREIS
• 2017-10-27 Sold (Public Records) — Public Records
• 2017-10-27 Sold (MLS) — NTREIS
• 2017-09-27 Pending — NTREIS
• 2017-09-17 Contingent — NTREIS
• 2017-08-27 Price Changed $152,900 NTREIS
• 2017-07-28 Listed $159,900 NTREIS
• 2010-06-01 Listing Removed — NTREIS
• 2010-05-14 Listed $139,900 NTREIS
• 2007-09-19 Sold (Public Records) — Public Records
• 2007-09-19 Sold (Public Records) — Public Records
• 2007-04-16 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,910 · +0.8% YoY. Source: county tax records.