3126 Wenwood Rd · Abilene, TX 79606

$165,000

3 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 14 Days on market

Built 1963 6,490 sqft lot $152/sqft · at area comps Est $157k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.3/15.0
• 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

This 3 bedroom, 2 bathroom home offers plenty of space and charm with two living areas, updated bathrooms, and durable LVP flooring throughout. The large laundry room adds extra convenience, while the covered back patio and mature trees create a relaxing outdoor space perfect for entertaining or unwinding. A spacious shed in the backyard provides great storage or workshop potential. Investors take note — the property is tenant occupied with a lease in place through July, offering immediate rental income opportunity!

Key facts

• Two living areas
• Updated bathrooms
• Large laundry room

Tags

• TWO LIVING AREAS
• UPDATED BATHROOMS
• DURABLE LVP FLOORING
• LARGE LAUNDRY ROOM
• COVERED BACK PATIO
• MATURE TREES

Property features AI

Finance

• Other: Flood plain (special note)
• Financial info: Listing terms: Cash or Conventional; Listing agreement: Exclusive right to sell
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1963; Preowned
• Exterior features: Wood fencing; Few trees; Interior lot

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (Primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; One living area; One dining area; Room count: 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 12.0% vs local median 6.8% 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: 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); 291 active listings in the ZIP; 8 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 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $165,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.50% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $157,164
• List price: $165,000
• Delta: 4.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4342 Sherwood Dr	0.17mi	3/1.5	1,186 (+9%)	10mo	$160,000	$135	66
4234 Sherwood Dr	0.23mi	3/2.0	1,192 (+10%)	12mo	$167,000	$140	63
4233 Edgemont Dr	0.23mi	3/2.0	1,234 (+14%)	23mo	$159,000	$129	47
4610 Clover Ln	0.24mi	3/1.0	933 (-14%)	18mo	$149,900	$161	46

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: 5.0%
• Equity multiple: 1.21×
• Total profit: $9,581
• Equity at exit: $24,602

10-year hold

• IRR: 19.6%
• Equity multiple: 3.14×
• Total profit: $98,701
• Equity at exit: $14,266

Cash invested: $46,200 (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: 291
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$865
• Tax from tax record: −$236 /mo · $2,831/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $360

Break-even live

Break-even rent $2,021

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $453	-5% $406	+0% $360	+5% $313	+10% $266
Rent	-10% $164	-5% $262	+0% $360	+5% $458	+10% $555
Rate	-1.0pp $443	-0.5pp $402	base $360	+0.5pp $317	+1.0pp $274

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	14d	1	0.95mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	14d	1	0.99mi
3373 S 27th St Abilene, TX	2.0	2.0	1436	$1,700	$1.18	44d	1	1.02mi
2726 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	0d	1	1.40mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	6d	1	1.40mi
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	8d	1	1.41mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	14d	1	1.48mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	14d	1	1.50mi

Listing history 3 events

1. 2026-05-17
   historical Active Option Contract 527-char remark
2. 2026-05-12
   listed $165,000 Active 527-char remark
3. 2022-05-27
   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: $2,831 · $236/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$188/yr (+$16/mo · 6.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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 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: $29,716
• − Mortgage interest: −$9,243
• − Property taxes: −$2,831
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$4,800
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,803/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

4 events — show timeline

• 2026-05-26 Pending — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-12 Listed $165,000 NTREIS
• 2022-05-27 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,831 · +17.8% YoY. Source: county tax records.