3417 Seymour Ct · Abilene, TX 79606

$287,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 10 Days on market

Built 2021 Excellent condition 6,447 sqft lot $224/sqft · 12% above area Est $257k · 12% 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 +14.8/30.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

Key facts

• Move-in ready
• Privacy fence
• Backyard retreat

Tags

• CUL-DE-SAC
• IRRIGATED LANDSCAPING
• PRIVACY FENCE
• BACKYARD RETREAT
• MOVE-IN READY

Property features AI

Finance

• Other: Survey available
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car attached garage with single doors; Driveway; Garage door opener; Garage faces front; Lighted parking
• Utilities: City water; City sewer; Cable available; Community mailbox; Curbs and sidewalks
• Home design: Single family residence; Attached property; One story; Built in 2021
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Rear porch; Gardens; Gutters; Fenced backyard with wood privacy/high fence; Sprinkler system; Landscaped; Cul-de-sac lot; Subdivision setting

Interior

• Kitchen: Granite countertops; Breakfast bar; Built-in cabinets; Galley kitchen layout; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Ice maker
• Bedrooms: Primary bedroom on level 1 with linen closet and medicine cabinet; Two additional bedrooms on level 1
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; Cable TV available; High speed internet available; Window coverings
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $79 ($945/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 $276k (4.2% below list).
• Recommended offer: $276k (4.2% 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); 294 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 42% 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 $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,682 (4.2% 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: 0.96% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (median comp): $257,481
• List price: $287,900
• Delta: 11.81%
• 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
3417 Seymour Ct	0.00mi	3/2.0	1,288 (0%)	1mo	$287,900	$224	99
3081 Lynn Ln	0.64mi	3/2.0	1,254 (-3%)	1mo	$272,490	$217	65
3088 Lynn Ln	0.65mi	3/2.0	1,254 (-3%)	1mo	$276,490	$220	65
2847 Lynn Ln	0.70mi	3/2.0	1,254 (-3%)	2mo	$272,490	$217	61
3048 Lynn Ln	0.69mi	3/2.0	1,254 (-3%)	3mo	$272,490	$217	61
2726 Bishop Rd	0.51mi	3/2.0	1,376 (+7%)	5mo	$215,000	$156	61
3065 Lynn Ln	0.70mi	3/2.0	1,254 (-3%)	3mo	$272,490	$217	60
3033 Lynn Ln	0.65mi	3/2.0	1,254 (-3%)	6mo	$272,490	$217	60
3024 Lynn Ln	0.67mi	3/2.0	1,254 (-3%)	6mo	$272,490	$217	60
3009 Lynn Ln	0.66mi	3/2.0	1,254 (-3%)	7mo	$272,490	$217	59
2854 Lynn Ln	0.74mi	3/2.0	1,254 (-3%)	3mo	$273,015	$218	59
5541 Southmoor Dr	0.67mi	3/2.0	1,416 (+10%)	1mo	$215,000	$152	51

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-26,961
• Equity at exit: $42,927

10-year hold

• IRR: 6.7%
• Equity multiple: 1.62×
• Total profit: $49,732
• Equity at exit: $24,892

Cash invested: $80,612 (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: 294
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$469 /mo · $5,633/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $79

Break-even live

Break-even rent $2,657

Max offer price $287,900

Occupancy floor 92%

Sensitivity live

Price	-10% $242	-5% $160	+0% $79	+5% $-3	+10% $-84
Rent	-10% $-139	-5% $-30	+0% $79	+5% $188	+10% $297
Rate	-1.0pp $224	-0.5pp $152	base $79	+0.5pp $4	+1.0pp $-72

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	45d	1	0.13mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	45d	1	0.20mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	15d	1	0.28mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	15d	1	0.35mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	15d	1	0.62mi
2726 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	1d	1	0.66mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	7d	1	0.66mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	15d	1	0.71mi
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	9d	1	0.73mi
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	45d	1	1.11mi

Listing history 14 events

1. 2026-05-15
   listed $287,900 Active 776-char remark
2. 2023-03-28
   soldstatus
3. 2023-03-27
   soldstatus Closed 555-char remark

   Show marketing remark (555 chars)

   Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

4. 2023-03-20
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

5. 2023-03-11
   historical Active Option Contract 555-char remark

   Show marketing remark (555 chars)

   Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

6. 2023-03-01
   price $220,000 555-char remark

   Show marketing remark (555 chars)

   Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

7. 2023-02-13
   listed $230,000 Active 555-char remark

   Show marketing remark (555 chars)

   Welcome to your perfect family home! This 3 bedroom, 2 bath beauty is nestled in a quiet cul-de-sac, with easy access to all the amenities you need. The split floor plan offers privacy and comfort for everyone in the family, while still allowing natural light throughout. The gourmet kitchen features granite counter tops and a breakfast bar, perfect for entertaining friends and family. You'll also have peace of mind knowing that Blink Camera system has been installed throughout the home. Come take a tour today - this amazing property won't last long!

8. 2022-03-18
   soldstatus Closed

   Show marketing remark (303 chars)

   Great new Travis Johnson home on a quiet cul-de-sac! Gorgeous wood-look vinyl flooring throughout. Home features a split floor plan, breakfast area just off the kitchen, and separate laundry room, and granite counter tops throughout! House includes fenced back yard, sod and sprinkler in front and back!

9. 2022-03-02
   status Pending

   Show marketing remark (303 chars)

   Great new Travis Johnson home on a quiet cul-de-sac! Gorgeous wood-look vinyl flooring throughout. Home features a split floor plan, breakfast area just off the kitchen, and separate laundry room, and granite counter tops throughout! House includes fenced back yard, sod and sprinkler in front and back!

10. 2022-02-17
    status Pending

    Show marketing remark (303 chars)

    Great new Travis Johnson home on a quiet cul-de-sac! Gorgeous wood-look vinyl flooring throughout. Home features a split floor plan, breakfast area just off the kitchen, and separate laundry room, and granite counter tops throughout! House includes fenced back yard, sod and sprinkler in front and back!

11. 2022-02-17
    listed $214,900 Active

    Show marketing remark (303 chars)

    Great new Travis Johnson home on a quiet cul-de-sac! Gorgeous wood-look vinyl flooring throughout. Home features a split floor plan, breakfast area just off the kitchen, and separate laundry room, and granite counter tops throughout! House includes fenced back yard, sod and sprinkler in front and back!

12. 2021-04-07
    soldstatus Sold
13. 2021-03-03
    status Pending
14. 2020-12-12
    listed $30,500 Active

ⓘ 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: $5,633 · $469/mo
• Projected year-2 tax: $5,633 · $469/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 · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $33,082
• − Mortgage interest: −$16,127
• − Property taxes: −$5,633
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$8,375
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $1,853/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

Excellent 95/100 None rehab

This 2021-built home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a buyer seeking a move-in-ready property with potential for minor updates to enhance curb appeal and modernize the home.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace outdoor lighting fixtures — Modern lighting can improve curb appeal and safety
• Both Install smart home security system — Enhances safety and adds modern convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace outdoor lighting fixtures — Modern lighting can improve curb appeal and safety ↑
• Both Install smart home security system — Enhances safety and adds modern convenience ↑

ⓘ 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

+843.9% since first listed

17 events — show timeline

• 2026-06-01 Sold (MLS) — NTREIS
• 2026-05-25 Pending — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-15 Listed $287,900 NTREIS
• 2023-03-28 Sold (Public Records) — Public Records
• 2023-03-27 Sold (MLS) — NTREIS
• 2023-03-20 Pending — NTREIS
• 2023-03-11 Contingent — NTREIS
• 2023-03-01 Price Changed $220,000 NTREIS
• 2023-02-13 Listed $230,000 NTREIS
• 2022-03-18 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-17 Pending — NTREIS
• 2022-02-17 Listed $214,900 NTREIS
• 2021-04-07 Sold (MLS) — NTREIS
• 2021-03-03 Pending — NTREIS
• 2020-12-12 Listed $30,500 NTREIS

Property tax history

+68.8%/yr

Latest (2025): $5,633 · +4.9% YoY. Source: county tax records.