5310 Western Plains Ave · Abilene, TX 79606

$340,000

4 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 17 Days on market

Built 1994 8,189 sqft lot Est $352k · at est.

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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 +10.8/30.0
• ARV discount +9.1/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME this holiday season to the sleek and stately 5310 Western Plains. Located on a quiet street among soaring trees in the highly sought after Wylie ISD, this 4 bed, 2 bath home features a fabulous open floor plan with modern upgrades including gorgeous granite countertops, a bright white kitchen, wood-plank tile throughout, and soaring vaulted ceilings. The fresh and clean kitchen will convey ALL stainless steel appliances! The focal-point brick fireplace anchors the living space, providing perfect warmth this holiday season. The oasis master bath features a soaking tub, double closets, separate shower, and newly painted vanity! Don't wait - this home will be on the top of everyone's Christmas list!

Key facts

• Modern cabinets
• Modern floor plan
• Granite counters

Tags

• MODERN FLOOR PLAN
• CERAMIC WOOD-LOOK TILE
• OPEN-CONCEPT LAYOUT
• MODERN CABINETS
• GRANITE COUNTERS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Possession at closing/funding; Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Covered drive-through parking; Attached garage with garage door opener; 2-car garage (2 covered spaces)
• Utilities: City water; City sewer; Cable available; Asphalt and concrete access with curbs
• Home design: Single family residence; One story; Residential property; Subdivision: Country Village
• Construction: Built in 1994; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Wood privacy fence; Fenced yard; Few trees; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Kitchen island; Granite counters; Eat-in kitchen
• Bedrooms: Primary bedroom on level 1 with dual sinks, ensuite bath with garden tub and separate shower, and walk-in closet
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Decorative lighting; Cable TV available; High speed internet available
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (14.2% below list).
• Recommended offer: $292k (14.2% 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.
• Wylie ISD (rural): math 63% / reading 62% proficiency, ranked #32 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Wylie West El (428 students, 21% FRL); Wylie West J H (math 62% / reading 58%, grade B, #158 of 1,662 statewide, top 10%, 972 students, 24% FRL); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 16 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 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 $10k 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

• It's been on market 17 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 7 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,552 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $352,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5509 Fallbrook Dr	0.21mi	4/2.0	1,869 (+1%)	1mo	$370,000	$198	88
7034 Breezeway Dr	0.23mi	4/2.0	1,834 (-1%)	0mo	$348,500	$190	87
5333 Willow Ridge Rd	0.12mi	3/2.0 (-1)	1,880 (+1%)	1mo	$335,000	$178	86
5341 Western Plains Ave	0.07mi	4/2.0	1,754 (-5%)	3mo	$295,000	$168	85
7026 Breezeway Dr	0.25mi	4/2.0	1,802 (-3%)	1mo	$342,400	$190	83
6825 Desert Willow Trl	0.45mi	4/2.5	1,894 (+2%)	2mo	$375,000	$198	71
5149 Western Plains Ave	0.31mi	3/2.5 (-1)	1,790 (-4%)	2mo	$305,000	$170	71
7018 Breezeway Dr	0.26mi	4/2.0	2,035 (+10%)	1mo	$386,700	$190	70
5133 Holly Way	0.55mi	4/2.0	1,909 (+3%)	0mo	$345,000	$181	69
7026 Pebbles Pl	0.34mi	3/2.5 (-1)	2,028 (+9%)	1mo	$415,000	$205	61
5008 Quesnel Ct	0.56mi	4/2.0	2,002 (+8%)	2mo	$399,000	$199	59
6601 Windmill Grass Ln	0.56mi	4/2.0	2,073 (+12%)	0mo	$414,800	$200	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: -13.9%
• Equity multiple: 0.48×
• Total profit: $-49,638
• Equity at exit: $50,695

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $14,403
• Equity at exit: $29,397

Cash invested: $95,200 (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: 294
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$537 /mo · $6,439/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-158

Break-even live

Break-even rent $3,116

Max offer price $312,087

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-62	+0% $-158	+5% $-254	+10% $-350
Rent	-10% $-388	-5% $-273	+0% $-158	+5% $-43	+10% $72
Rate	-1.0pp $13	-0.5pp $-72	base $-158	+0.5pp $-246	+1.0pp $-336

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	7d	1	0.02mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	15d	1	0.22mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	7d	1	0.23mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	4d	1	0.24mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	15d	1	0.56mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	7d	1	0.79mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	7d	1	0.81mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	5d	1	0.90mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	15d	1	0.96mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	22d	1	1.03mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	15d	1	1.07mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	9d	1	1.17mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	26d	1	1.41mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	15d	1	1.41mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	26d	1	1.42mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	23d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   pricestatusdays on market $340,000 Pending 17 DOM
2. 2026-06-19
   days on market $335,000 Active Option Contract 16 DOM
3. 2026-06-18
   days on market $335,000 Active Option Contract 15 DOM
4. 2026-06-17
   days on market $335,000 Active Option Contract 14 DOM
5. 2026-06-16
   days on market $335,000 Active Option Contract 13 DOM
6. 2026-06-15
   days on market $335,000 Active Option Contract 12 DOM
7. 2026-06-14
   days on market $335,000 Active Option Contract 10 DOM
8. 2026-06-13
   days on market $335,000 Active Option Contract 9 DOM
9. 2026-06-10
   days on market $335,000 Active Option Contract 7 DOM
10. 2026-06-09
    days on market $335,000 Active Option Contract 6 DOM
11. 2026-06-08
    days on market $335,000 Active Option Contract 5 DOM
12. 2026-06-07
    statusdays on market $335,000 Active Option Contract 4 DOM
13. 2026-06-05
    remarks 502-char remark
14. 2026-06-05
    listed $335,000 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: $6,439 · $537/mo
• Projected year-2 tax: $6,439 · $537/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 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $34,986
• − Mortgage interest: −$19,045
• − Property taxes: −$6,439
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$9,891
• Taxable loss: −$7,687
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-51/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: Wylie ISD
• NCES district ID: 4846500
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $78,248
• Composite: 55.86/100
• National rank: #1206
• State rank: #32 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

+119.7% since first listed

26 events — show timeline

• 2026-06-03 Listed $335,000 NTREIS
• 2020-12-16 Sold (Public Records) — Public Records
• 2020-12-15 Sold (MLS) — NTREIS
• 2020-11-22 Pending — NTREIS
• 2020-11-13 Contingent — NTREIS
• 2020-11-11 Listed $222,900 NTREIS
• 2020-05-12 Sold (MLS) — NTREIS
• 2020-04-08 Pending — NTREIS
• 2020-02-21 Listed $195,000 NTREIS
• 2019-05-05 Listing Removed — NTREIS
• 2019-04-06 Listed $214,900 NTREIS
• 2018-04-10 Sold (Public Records) — Public Records
• 2018-04-09 Sold (MLS) — NTREIS
• 2018-03-25 Pending — NTREIS
• 2018-03-10 Contingent — NTREIS
• 2018-03-03 Listed $205,000 NTREIS
• 2015-05-19 Sold (Public Records) — Public Records
• 2015-05-18 Sold (MLS) — NTREIS
• 2015-03-13 Pending — NTREIS
• 2015-03-04 Contingent — NTREIS
• 2015-02-24 Listed $185,000 NTREIS
• 2010-09-15 Sold (Public Records) — Public Records
• 2010-09-14 Sold (MLS) — NTREIS
• 2010-08-25 Listing Removed — NTREIS
• 2010-05-07 Listed $152,500 NTREIS
• 2004-06-10 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $6,439 · -1.4% YoY. Source: county tax records.