5241 Meadowick Ln · Abilene, TX 79606

$290,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 28 Days on market

Built 1982 8,364 sqft lot Est $284k · 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 +18.1/30.0
• ARV discount +6.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• 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

Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

Key facts

• Spacious living area
• Fireplace
• 8,364 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• SPACIOUS LIVING AREA
• FIREPLACE

Property features AI

Finance

• Other: Possession in 30-60 days; Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; Attached 2-car garage
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; Electricity connected; Individual water meter; Cable available; Concrete (utility/driveway material)
• Home design: Single family residence; One story; Residential property; Built in 1982; Subdivision: Hunters Creek Add
• Construction: Asphalt roof; Slab foundation
• Exterior features: Wood fencing; Easements for utilities

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Walk-in closets; Brick fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.

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).
• At $2,997/mo this rent would consume 45% of the median local household income ($79k/yr) (locally 1181% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $285,650 (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. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $283,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5201 Sherbrooke Ln	0.13mi	3/2.0	1,728 (+1%)	1mo	$299,000	$173	91
2517 Button Willow Pkwy	0.28mi	3/2.0	1,768 (+4%)	0mo	$239,900	$136	81
4858 Mary Lou Ln	0.36mi	3/2.0	1,718 (+1%)	5mo	$285,000	$166	78
3034 Broken Bough Trl	0.31mi	3/2.0	1,595 (-7%)	2mo	$299,900	$188	73
2618 Button Willow Ave	0.29mi	3/2.0	1,551 (-9%)	1mo	$190,000	$123	70
4701 Circle Nineteen	0.64mi	3/2.0	1,739 (+2%)	2mo	$330,000	$190	65
2941 Red Oak Cir	0.52mi	3/2.0	1,811 (+6%)	2mo	$289,000	$160	64
2833 Stonecrest Dr	0.47mi	3/2.0	1,829 (+7%)	4mo	$285,000	$156	63
5733 Legacy Dr	0.55mi	3/2.0	1,843 (+8%)	0mo	$399,900	$217	61
12 High Life Cir	0.54mi	3/2.0	1,550 (-9%)	4mo	$279,000	$180	56
2317 Gilmer Ave	0.56mi	3/2.5	1,887 (+10%)	1mo	$279,900	$148	53
70 Courtyard Ln	0.69mi	2/2.5 (-1)	1,629 (-5%)	3mo	$228,900	$141	51

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-14,936
• Equity at exit: $43,240

10-year hold

• IRR: 10.3%
• Equity multiple: 1.99×
• Total profit: $80,284
• Equity at exit: $25,074

Cash invested: $81,200 (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: 288
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,997 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$473 /mo · $5,680/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $253

Break-even live

Break-even rent $2,677

Max offer price $290,000

Occupancy floor 87%

Sensitivity live

Price	-10% $417	-5% $335	+0% $253	+5% $171	+10% $89
Rent	-10% $16	-5% $134	+0% $253	+5% $371	+10% $490
Rate	-1.0pp $399	-0.5pp $327	base $253	+0.5pp $178	+1.0pp $101

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: $72,500
• Closing costs: $8,700
• 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	13d	1	0.53mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	0.53mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	0.61mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	7d	1	0.83mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	44d	1	1.16mi
2701 S 40th St Abilene, TX	3.0	2.0	1196	$1,995	$1.67	21d	1	1.30mi

Listing history 34 events

1. 2026-06-19
   days on market $290,000 Active 28 DOM
2. 2026-06-18
   days on market $290,000 Active 27 DOM
3. 2026-06-17
   days on market $290,000 Active 26 DOM
4. 2026-06-16
   days on market $290,000 Active 25 DOM
5. 2026-06-15
   days on market $290,000 Active 24 DOM
6. 2026-06-14
   days on market $290,000 Active 22 DOM
7. 2026-06-13
   days on market $290,000 Active 21 DOM
8. 2026-06-10
   days on market $290,000 Active 19 DOM
9. 2026-06-09
   days on market $290,000 Active 18 DOM
10. 2026-06-08
    days on market $290,000 Active 17 DOM
11. 2026-06-07
    days on market $290,000 Active 16 DOM
12. 2026-06-03
    days on market $290,000 Active 12 DOM
13. 2026-06-02
    days on market $290,000 Active 11 DOM
14. 2026-06-01
    days on market $290,000 Active 10 DOM
15. 2026-05-31
    days on market $290,000 Active 9 DOM
16. 2026-05-30
    days on market $290,000 Active 8 DOM
17. 2026-05-21
    listed $290,000 Active
18. 2023-08-16
    historical
19. 2021-12-30
    soldstatus
20. 2019-06-17
    soldstatus
21. 2019-06-14
    soldstatus Sold 297-char remark

    Show marketing remark (297 chars)

    Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

22. 2019-05-25
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

23. 2019-05-15
    historical Active Option Contract 297-char remark

    Show marketing remark (297 chars)

    Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

24. 2019-05-07
    price $167,000 297-char remark

    Show marketing remark (297 chars)

    Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

25. 2019-01-14
    listed $168,900 Active 297-char remark

    Show marketing remark (297 chars)

    Great South side home with wonderful floor plan, large rooms and lots of natural light. Split Bedrooms. Cherry Hardwood floors in living area. Carpet installed in May, fresh paint and new dishwasher make this home ready to move in. Cozy wood burning fireplace. Nice yard. Sprinklers. Storage Shed.

26. 2013-12-18
    soldstatus 356-char remark

    Show marketing remark (356 chars)

    Great Southside home with great yard areas, landscaping, mature trees and outdoor storage! 3 bed, 2 bath split bedroom home w newer cherry hardwood floors in living area, tiled kitchen and bathrooms, gas heat and woodburning fireplace! Stainless microhood, range and dishwasher. Roof 2011; Great floor plan and in located in Ward, Madison, Cooper schools.

27. 2013-12-17
    soldstatus
28. 2013-11-14
    historical 356-char remark

    Show marketing remark (356 chars)

    Great Southside home with great yard areas, landscaping, mature trees and outdoor storage! 3 bed, 2 bath split bedroom home w newer cherry hardwood floors in living area, tiled kitchen and bathrooms, gas heat and woodburning fireplace! Stainless microhood, range and dishwasher. Roof 2011; Great floor plan and in located in Ward, Madison, Cooper schools.

29. 2013-09-24
    listed $149,900 356-char remark

    Show marketing remark (356 chars)

    Great Southside home with great yard areas, landscaping, mature trees and outdoor storage! 3 bed, 2 bath split bedroom home w newer cherry hardwood floors in living area, tiled kitchen and bathrooms, gas heat and woodburning fireplace! Stainless microhood, range and dishwasher. Roof 2011; Great floor plan and in located in Ward, Madison, Cooper schools.

30. 2008-03-31
    soldstatus
31. 2008-03-28
    soldstatus
32. 2008-02-25
    historical
33. 2008-01-06
    listed $144,500
34. 1995-03-28
    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: $5,680 · $473/mo
• Projected year-2 tax: $5,680 · $473/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 · 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: $35,967
• − Mortgage interest: −$16,245
• − Property taxes: −$5,680
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$8,436
• Taxable loss: −$1,599
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $3,418/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

+100.7% since first listed

18 events — show timeline

• 2026-05-21 Listed $290,000 NTREIS
• 2023-08-16 Rental Removed — NTREIS
• 2021-12-30 Sold (Public Records) — Public Records
• 2019-06-17 Sold (Public Records) — Public Records
• 2019-06-14 Sold (MLS) — NTREIS
• 2019-05-25 Pending — NTREIS
• 2019-05-15 Contingent — NTREIS
• 2019-05-07 Price Changed $167,000 NTREIS
• 2019-01-14 Listed $168,900 NTREIS
• 2013-12-18 Sold (MLS) — NTREIS
• 2013-12-17 Sold (Public Records) — Public Records
• 2013-11-14 Listing Removed — NTREIS
• 2013-09-24 Listed $149,900 NTREIS
• 2008-03-31 Sold (Public Records) — Public Records
• 2008-03-28 Sold (MLS) — NTREIS
• 2008-02-25 Listing Removed — NTREIS
• 2008-01-06 Listed $144,500 NTREIS
• 1995-03-28 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,680 · +3.9% YoY. Source: county tax records.