2636 Rountree Dr · Abilene, TX 79601

$205,000

4 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 57 Days on market

Built 1958 8,756 sqft lot $136/sqft · at area comps Est $199k · at est.

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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 +9.9/10.0
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

Key facts

• 8,756 sq ft lot
• Pool
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+43.4%/yr); 195 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,059/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 1240% 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 $1k of loan paydown is wiped out by about $6k 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 $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (median comp): $198,577
• List price: $205,000
• Delta: 3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2458 Campus Ct	0.31mi	3/2.0 (-1)	1,460 (-3%)	5mo	$198,900	$136	72
2542 Cloverleaf Ln	0.27mi	3/2.0 (-1)	1,590 (+6%)	2mo	$255,000	$160	71
2508 Garfield Ave	0.24mi	3/2.0 (-1)	1,438 (-4%)	8mo	$194,500	$135	70
2501 Garfield Ave	0.24mi	3/2.0 (-1)	1,512 (+0%)	16mo	$205,000	$136	70
2677 Garfield Ave	0.05mi	3/2.0 (-1)	1,303 (-13%)	8mo	$185,000	$142	64
602 Bacon Dr	0.31mi	3/2.0 (-1)	1,531 (+2%)	19mo	$225,000	$147	62
590 E North 23rd St	0.48mi	3/2.0 (-1)	1,581 (+5%)	13mo	$130,000	$82	54
2532 Madison Ave	0.24mi	3/2.0 (-1)	1,642 (+9%)	22mo	$177,500	$108	50
574 E North 23rd St	0.48mi	3/1.0 (-1)	1,350 (-10%)	16mo	$149,900	$111	38

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: 16.2%
• Equity multiple: 1.69×
• Total profit: $39,863
• Equity at exit: $30,566

10-year hold

• IRR: 28.4%
• Equity multiple: 4.17×
• Total profit: $181,883
• Equity at exit: $17,725

Cash invested: $57,400 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,059 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$364 /mo · $4,367/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $892

Break-even live

Break-even rent $1,930

Max offer price $205,000

Occupancy floor 66%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Madison Ave Abilene, TX	3.0	2.0	1788	$4,000	$2.24	13d	1	0.18mi
2702 N Judge Ely Blvd Abilene, TX	2.0–3.0	2.0–3.0	1025	$1,955	$1.91	13d	6	0.23mi
873 Cloverleaf Ln Abilene, TX	3.0	2.0	1541	$2,995	$1.94	13d	1	0.37mi
1426 Plum St Abilene, TX	3.0	2.0	1090	$2,014	$1.85	13d	1	1.40mi
702 N 13th St Abilene, TX	3.0	2.0	1334	$2,200	$1.65	13d	1	1.49mi

Listing history 13 events

1. 2026-05-08
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

2. 2026-05-01
   price $205,000 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

3. 2026-04-14
   status Active 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

4. 2026-04-08
   historical Active Option Contract 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

5. 2026-04-03
   status Active 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

6. 2026-03-25
   historical Active Option Contract 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

7. 2026-03-09
   listed $210,000 Active 284-char remark

   Show marketing remark (284 chars)

   Tenant occupied! Small child--appointment only! Subject to the tenant's lease, which is up May 31st. Cute house with lots of charm, close to ACU! Features 4 bedrooms, 2 baths, updated flooring, and partial windows. Cozy kitchen, goo-size bedrooms, split floor plan. Hurry on this one!

8. 2009-08-21
   soldstatus
9. 2009-08-20
   soldstatus 192-char remark

   Show marketing remark (192 chars)

   CUTE DOLL HOUSE WITH LOTS OF CHARM, CLOSE TO ACU. 4 BEDROOMS, 2 BATHS, NICE UPDATED FLOORING, COZY KITCHEN, GOOD SIZE BEDROOMS, SPLIT BEDROOM PLAN, AND A GREAT FIRST TIME HOME. SEE TO BELIEVE.

10. 2009-07-30
    historical 192-char remark

    Show marketing remark (192 chars)

    CUTE DOLL HOUSE WITH LOTS OF CHARM, CLOSE TO ACU. 4 BEDROOMS, 2 BATHS, NICE UPDATED FLOORING, COZY KITCHEN, GOOD SIZE BEDROOMS, SPLIT BEDROOM PLAN, AND A GREAT FIRST TIME HOME. SEE TO BELIEVE.

11. 2009-07-27
    listed $102,500 192-char remark

    Show marketing remark (192 chars)

    CUTE DOLL HOUSE WITH LOTS OF CHARM, CLOSE TO ACU. 4 BEDROOMS, 2 BATHS, NICE UPDATED FLOORING, COZY KITCHEN, GOOD SIZE BEDROOMS, SPLIT BEDROOM PLAN, AND A GREAT FIRST TIME HOME. SEE TO BELIEVE.

12. 2005-03-14
    soldstatus
13. 2003-04-04
    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: $4,367 · $364/mo
• Projected year-2 tax: $4,367 · $364/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $36,703
• − Mortgage interest: −$11,483
• − Property taxes: −$4,367
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − Depreciation: −$5,964
• Taxable income: $7,992
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $8,785/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): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 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: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• 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

+100.0% since first listed

13 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-05-01 Price Changed $205,000 NTREIS
• 2026-04-14 Relisted — NTREIS
• 2026-04-08 Contingent — NTREIS
• 2026-04-03 Relisted — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-03-09 Listed $210,000 NTREIS
• 2009-08-21 Sold (Public Records) — Public Records
• 2009-08-20 Sold (MLS) — NTREIS
• 2009-07-30 Listing Removed — NTREIS
• 2009-07-27 Listed $102,500 NTREIS
• 2005-03-14 Sold (Public Records) — Public Records
• 2003-04-04 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,367 · +11.0% YoY. Source: county tax records.