102 Polasek Dr · Abilene, TX 79602

$287,990

4 bd · 2.5 ba · 2,203 sqft · SingleFamily · 16 Days on market

Built 2025 Excellent condition 4,356 sqft lot $131/sqft · 25% above area Est $231k · 25% over

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21262390 - Built by NHC - Aug 2026 completion! ~ Model 2203 B1- Harrison The Harrison Plan from our Liberty Series offers a perfect blend of comfort, practicality, and exceptional value. This 2-story home features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,203 square feet of thoughtfully designed living space. As you step inside, you’ll pass the versatile flex room before reaching the staircase to the upper level, a convenient closet, and half bathroom. The heart of the home is the open kitchen and living area, complete with a central island, a dining area, and a spacious family room — perfect for entertaining or relaxing with loved ones. Upstairs, the private primar

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding
• Financial info: No second mortgage; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front; Garage approx. 20 ft wide by 20 ft deep
• Utilities: City water; City sewer; Located outside a municipal utility district
• Home design: Single family residence; Residential property; Two-story; New construction (incomplete, 2025)
• Construction: Composition roof; Siding exterior; Slab foundation; Year built 2025 (new construction - incomplete)
• Exterior features: Lot less than 0.5 acre; Subdivision: Waterside at Cedar Creek

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Four bedrooms; Primary bedroom on upper level; Additional bedrooms on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Eat-in kitchen; Pantry; One living area; One dining area; Room count: 9; Two levels
• Laundry & utility: Washer/dryer hookup (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $288k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $284k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $3,426/mo this rent would consume 46% of the median local household income ($90k/yr) (locally 338% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $283,670 (1.5% 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. 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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $230,934
• List price: $287,990
• Delta: 24.71%
• 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
209 Coyote Crk	0.21mi	4/2.5	2,203 (0%)	1mo	$258,990	$118	90
3510 Silver Springs Ct	0.22mi	4/2.5	2,203 (0%)	1mo	$277,990	$126	89
132 Dotty Lou	0.06mi	4/2.5	2,001 (-9%)	3mo	$245,490	$123	79
107 Dotty Lou	0.06mi	4/2.5	2,001 (-9%)	3mo	$245,990	$123	79
156 Dotty Lou	0.07mi	4/2.5	2,001 (-9%)	3mo	$245,211	$123	79
219 Polasek Dr	0.12mi	4/2.5	2,001 (-9%)	0mo	$260,990	$130	79
144 Dotty Lou	0.07mi	4/2.5	2,002 (-9%)	4mo	$254,822	$127	79
220 Dotty Lou	0.09mi	4/2.5	2,002 (-9%)	3mo	$237,280	$119	78
120 Dotty Lou	0.09mi	4/2.5	2,002 (-9%)	4mo	$248,488	$124	78
138 Dotty Lou	0.06mi	5/2.5 (+1)	2,408 (+9%)	3mo	$266,990	$111	74
162 Dotty Lou St	0.09mi	5/2.5 (+1)	2,408 (+9%)	3mo	$271,489	$113	73
133 Coyote Creek Ct	0.62mi	4/2.5	2,203 (0%)	1mo	$279,990	$127	70

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $17,102
• Equity at exit: $42,940

10-year hold

• IRR: 18.8%
• Equity multiple: 2.94×
• Total profit: $156,238
• Equity at exit: $24,900

Cash invested: $80,637 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,426 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $716

Break-even live

Break-even rent $2,519

Max offer price $287,990

Occupancy floor 74%

Sensitivity live

Price	-10% $915	-5% $816	+0% $716	+5% $617	+10% $517
Rent	-10% $446	-5% $581	+0% $716	+5% $851	+10% $987
Rate	-1.0pp $861	-0.5pp $789	base $716	+0.5pp $642	+1.0pp $566

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: $71,998
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	14d	1	1.22mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	14d	1	1.30mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	8d	1	1.37mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	19d	1	1.38mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	44d	1	1.46mi

Listing history 1 events

1. 2026-05-06
   listed $287,990 Active 894-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $41,110
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$3,289
• − Management: −$3,289
• − Depreciation: −$8,378
• Taxable income: $4,263
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $7,571/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 · 5 photos

Excellent 100/100 None rehab

This model home is in excellent condition with no visible repairs needed. It offers a blend of comfort and practicality, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Resale Kitchen appliances (if needed) — Upgrading appliances can attract more buyers.
• Resale Bathroom updates (if needed) — Modernizing bathrooms can increase appeal to potential buyers.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances (if needed) — Upgrading appliances can attract more buyers. ↑
• Resale Bathroom updates (if needed) — Modernizing bathrooms can increase appeal to potential buyers. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants. ↑

ⓘ 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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

2 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-06 Listed $287,990 NTREIS