7737 White Rock Rd · Abilene, TX 79606

$460,000

4 bd · 3.0 ba · 2,566 sqft · SingleFamily public records · 17 Days on market

Built 2023 0.31 ac lot Est $449k · at est. $50/mo HOA · 1% of rent

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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 +8.2/30.0
• ARV discount +6.4/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Oh, my goodness! Check out this Stunning and Spacious property, built by Dwell Homes, located in the Harvest, a south Abilene Premier Subdivision! This 2,650 SF property has 4 bedrooms, 3 bathrooms and a well sized bonus room! The perfect place for a play room, movie room, or home office option! The open layout is both functional and elegant with beautiful LVP flooring, an abundance of natural light, a wood burning fireplace, and a vaulted ceiling accented with a rich wood beam. Meal prep is easy in the well equipped kitchen. Here you will appreciate stainless steel appliances, a corner pantry, an island, and classy leathered granite countertops. There is also a coffee nook to get your day

Key facts

• Vaulted ceiling
• Corner pantry
• 0.31 acre lot

Tags

• WELL SIZED BONUS ROOM
• WOOD BURNING FIREPLACE
• VAULTED CEILING
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• LEATHERED GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Washer, dryer and their stands are excluded from the sale; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA loan terms
• HOA & community: Mandatory homeowners association; Annual association fee covering full use of facilities and management fees; HOA managed by Covenant Association Management; Community pool

Exterior

• Parking: Driveway; Attached garage facing front with two covered spaces (2-car, single door); Carport spaces not provided
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Cable available; Municipal utility district not applicable
• Home design: Single family residence; One story; Residential property; Deed restrictions
• Construction: Built in 2023 (preowned); Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Covered patio; Private, landscaped yard with large backyard grass; Sprinkler system; Subdivision location; Grassed vegetation; Privacy wood fencing in back yard

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Gas cooktop; Microwave; Granite counters; Kitchen island; Eat-in kitchen and pantry
• Bedrooms: Primary bedroom on main level with ensuite bath, dual sinks, garden tub, separate shower, and walk-in closet; Three additional main-level bedrooms with walk-in closets (split-bedroom layout)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Electric cooling; Ceiling fans
• Interior features: Built-in features and cabinets; Cable TV available; Chandelier and decorative lighting; Eat-in kitchen with kitchen island and pantry; Granite counters; Open floorplan with vaulted ceilings; High-speed internet available; Walk-in closets; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer and dryer hookups (electric dryer hookup provided); Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (14.9% below list).
• Recommended offer: $384k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 6.8% in Abilene — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 291 active listings in the ZIP; 9 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).
• At $3,915/mo this rent would consume 59% 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 $3k of loan paydown is wiped out by about $14k 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 ($453k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $384,350 (16.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $449,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7737 White Rock Rd	0.00mi	4/3.0	2,650 (+3%)	1mo	$460,000	$174	94
5084 Fernie St	0.17mi	4/3.0	2,550 (-1%)	1mo	$452,500	$177	90
4935 Parksville Dr	0.17mi	4/3.0	2,639 (+3%)	2mo	$462,000	$175	86
4913 Parksville Dr	0.18mi	4/3.0	2,500 (-3%)	2mo	$445,000	$178	85
5114 Revelstoke Rd	0.10mi	4/3.0	2,700 (+5%)	2mo	$467,500	$173	85
5210 Wagon Wheel Ave	0.25mi	4/2.5	2,296 (-10%)	3mo	$309,000	$135	66
5002 Meadow Dr	0.54mi	3/2.0 (-1)	2,490 (-3%)	4mo	$565,000	$227	58
6833 Desert Willow Trl	0.73mi	4/2.5	2,474 (-4%)	1mo	$470,000	$190	57
4700 Meadow Dr	0.67mi	3/2.0 (-1)	2,599 (+1%)	2mo	$399,000	$154	56
4617 High Sierra	0.54mi	4/2.0	2,309 (-10%)	3mo	$385,000	$167	52
5333 Springwater Ave	0.58mi	4/2.0	2,210 (-14%)	5mo	$385,000	$174	42
7034 Pebbles Pl	0.61mi	4/2.0	2,223 (-13%)	5mo	$389,900	$175	41

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: -16.9%
• Equity multiple: 0.37×
• Total profit: $-80,855
• Equity at exit: $68,587

10-year hold

• IRR: -0.9%
• Equity multiple: 0.92×
• Total profit: $-10,264
• Equity at exit: $39,772

Cash invested: $128,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,915 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$867 /mo · $10,406/yr
• Insurance: −$192
• HOA: −$50
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-428

Break-even live

Break-even rent $4,457

Max offer price $384,350

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-298	+0% $-428	+5% $-558	+10% $-689
Rent	-10% $-738	-5% $-583	+0% $-428	+5% $-274	+10% $-119
Rate	-1.0pp $-197	-0.5pp $-311	base $-428	+0.5pp $-547	+1.0pp $-669

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	6d	1	0.48mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	5d	1	0.61mi
4610 Sierra Sunset Abilene, TX	5.0	3.0	3302	$10,000	$3.03	44d	1	0.63mi
4426 Sierra Sunset Abilene, TX	4.0	3.0	2697	$4,500	$1.67	44d	1	0.72mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	14d	1	0.93mi
134 Pedernales Unit 136 Abilene, TX	3.0	2.0	2798	$2,995	$1.07	22d	1	0.96mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	0.99mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	8d	1	1.09mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	1.32mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   historical Active Option Contract
3. 2026-05-01
   listed $460,000 Active
4. 2023-10-16
   historical
5. 2023-10-06
   listed $437,500 Active
6. 2023-07-31
   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: $10,406 · $867/mo
• Projected year-2 tax: $10,406 · $867/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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $46,981
• − Mortgage interest: −$25,767
• − Property taxes: −$10,406
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,758
• − Management: −$3,758
• − HOA: −$600
• − Depreciation: −$13,382
• Taxable loss: −$12,991
• Est. tax savings @ 24.0%: +$3,118
• After-tax cash flow: $-2,021/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

+5.1% since first listed

6 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-05-01 Listed $460,000 NTREIS
• 2023-10-16 Listing Removed — NTREIS
• 2023-10-06 Listed $437,500 NTREIS
• 2023-07-31 Sold (Public Records) — Public Records

Property tax history

+448.3%/yr

Latest (2025): $10,406 · -0.8% YoY. Source: county tax records.