5217 Meadowick Ln · Abilene, TX 79606

$279,000

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 1 Days on market

Built 1983 8,364 sqft lot Est $269k · at est.

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Why this score? — see what drove the C- 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 +19.8/30.0
• DSCR +6.3/10.0
• ARV discount +5.9/15.0
• 1% rule +5.5/10.0
• 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

OPEN FLOOR PLAN. SPLIT BEDRROM. UPDATED HEAT & AC

Key facts

• Conveniently located
• 8,364 sq ft lot
• 2 garage spots

Tags

• OPEN LIVING DINING KITCHEN
• SMALL BACKYARD WORKSHOP
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Less than 0.5 acre lot; Subdivision: Hunters Creek Add
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with automatic opener and garage faces front; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Natural gas available; Cable available; Phone available; Curbs and underground utilities; Located in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1983; Brick and frame construction; Slab foundation; Composition shingle roof
• Exterior features: Covered rear porch and deck; Covered patio; Wood backyard fence; Workshop with electricity

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Open floorplan; Built-in cabinets in living room; High speed internet available; Double vanity; Walk-in closets; One living area; One dining area; Fireplace with raised hearth in living room
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).

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: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 44% 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 $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $279,000

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: 1.05% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $269,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5201 Sherbrooke Ln	0.12mi	3/2.0	1,728 (+4%)	1mo	$299,000	$173	87
3034 Broken Bough Trl	0.29mi	3/2.0	1,595 (-4%)	2mo	$299,900	$188	78
2517 Button Willow Pkwy	0.24mi	3/2.0	1,768 (+6%)	0mo	$239,900	$136	78
2618 Button Willow Ave	0.25mi	3/2.0	1,551 (-7%)	1mo	$190,000	$123	76
12 High Life Cir	0.50mi	3/2.0	1,550 (-7%)	4mo	$279,000	$180	62
4701 Circle Nineteen	0.62mi	3/2.0	1,739 (+5%)	2mo	$330,000	$190	62
2941 Red Oak Cir	0.49mi	3/2.0	1,811 (+9%)	2mo	$289,000	$160	61
2833 Stonecrest Dr	0.43mi	3/2.0	1,829 (+10%)	4mo	$285,000	$156	60
70 Courtyard Ln	0.68mi	2/2.5 (-1)	1,629 (-2%)	3mo	$228,900	$141	55
5733 Legacy Dr	0.59mi	3/2.0	1,843 (+11%)	0mo	$399,900	$217	54
2317 Gilmer Ave	0.53mi	3/2.5	1,887 (+14%)	1mo	$279,900	$148	50
2918 Oak Ridge Ct	0.56mi	3/2.0	1,417 (-15%)	0mo	$230,000	$162	49

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-8,556
• Equity at exit: $41,600

10-year hold

• IRR: 11.9%
• Equity multiple: 2.16×
• Total profit: $90,594
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$408 /mo · $4,902/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $331

Break-even live

Break-even rent $2,516

Max offer price $279,000

Occupancy floor 84%

Sensitivity live

Price	-10% $489	-5% $410	+0% $331	+5% $252	+10% $173
Rent	-10% $99	-5% $215	+0% $331	+5% $447	+10% $563
Rate	-1.0pp $471	-0.5pp $402	base $331	+0.5pp $258	+1.0pp $185

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	14d	1	0.49mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	0.54mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	0.59mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	8d	1	0.80mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	44d	1	1.14mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	1.23mi

Listing history 2 events

1. 2026-06-18
   remarks 583-char remark
2. 2026-06-18
   listed $279,000 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: $4,902 · $408/mo
• Projected year-2 tax: $5,106 · $425/mo
• Expected delta: +$204/yr (+$17/mo · 4.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $35,219
• − Mortgage interest: −$15,628
• − Property taxes: −$4,902
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$8,116
• Taxable loss: −$458
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $4,078/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

+27.4% since first listed

7 events — show timeline

• 2026-06-18 Listed $279,000 NTREIS
• 2022-07-27 Sold (Public Records) — Public Records
• 2022-07-27 Sold (MLS) — NTREIS
• 2022-06-20 Pending — NTREIS
• 2022-06-08 Contingent — NTREIS
• 2022-06-01 Listed $219,000 NTREIS
• 1992-06-18 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,902 · +3.1% YoY. Source: county tax records.