7002 Jennings Dr · Abilene, TX 79606

$310,000

3 bd · 2.0 ba · 1,711 sqft · SingleFamily public records · 23 Days on market

Built 2021 7,405 sqft lot Est $299k · at est.

---

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 +10.4/30.0
• ARV discount +5.9/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gorgeous home features a spacious open floor plan with 10' ceilings. Features include crown molding, wood burning fireplace, luxury vinyl tile floor, carpeted bedrooms, granite counter tops, large walk-in pantry, bench seat with storage in kitchen, foyer mud bench, and many custom fixtures. Master suite has two walk in closets, beautiful walk-in shower and garden tub. Both bathrooms have large vanities and a separate cabinet for storage. Garage extras include a battery backed up garage door opener, a decked attic, and a work area. All lighting is either LED fixtures or LED Bulbs. Multiple extra storage closets.

Key facts

• Open floor plan
• Large pantry
• Granite countertops

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• LARGE PANTRY
• BENCH SEATING AREA
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (14.2% below list).
• Recommended offer: $266k (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.
• 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: Dyess El (math 48% / reading 53%, grade D+, #833 of 4,322 statewide, top 20%, 617 students, 69% FRL).
• Zoned-school proficiency averages 50% at this address vs 33% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: moderate 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 $266,093 (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: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $299,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3089 Lynn Ln	0.40mi	4/2.0 (+1)	1,684 (-2%)	0mo	$298,490	$177	73
3072 Lynn Ln	0.39mi	4/2.0 (+1)	1,684 (-2%)	1mo	$294,490	$175	73
6557 Inverness St	0.38mi	4/2.0 (+1)	1,684 (-2%)	2mo	$294,490	$175	73
2919 Lynn Ln	0.41mi	4/2.0 (+1)	1,684 (-2%)	0mo	$294,490	$175	73
6533 Inverness Rd	0.42mi	4/2.0 (+1)	1,684 (-2%)	1mo	$294,490	$175	72
2951 Journey Ln	0.16mi	3/2.0	1,503 (-12%)	1mo	$289,000	$192	72
2838 Lynn Ln	0.41mi	4/2.0 (+1)	1,684 (-2%)	3mo	$294,490	$175	71
2831 Lynn Ln	0.42mi	4/2.0 (+1)	1,684 (-2%)	3mo	$298,490	$177	70
3064 Lynn Ln	0.39mi	4/2.0 (+1)	1,888 (+10%)	1mo	$307,490	$163	59
3041 Lynn Ln	0.40mi	4/2.0 (+1)	1,888 (+10%)	2mo	$307,490	$163	58
2846 Lynn Ln	0.45mi	4/2.0 (+1)	1,888 (+10%)	1mo	$307,490	$163	56
2839 Lynn Ln	0.43mi	4/2.0 (+1)	1,888 (+10%)	2mo	$307,490	$163	56

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: -14.3%
• Equity multiple: 0.46×
• Total profit: $-46,684
• Equity at exit: $46,222

10-year hold

• IRR: 1.3%
• Equity multiple: 1.12×
• Total profit: $10,141
• Equity at exit: $26,803

Cash invested: $86,800 (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: 288
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$514 /mo · $6,171/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-167

Break-even live

Break-even rent $2,872

Max offer price $280,512

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	43d	1	0.19mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	13d	1	0.45mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	13d	1	0.49mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	5d	1	0.63mi
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	7d	1	0.69mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	43d	1	1.05mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	13d	1	1.15mi
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	43d	1	1.19mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	13d	1	1.24mi

Listing history 14 events

1. 2026-06-09
   status $310,000 Pending 23 DOM
2. 2026-06-08
   days on market $310,000 Active Option Contract 23 DOM
3. 2026-06-07
   days on market $310,000 Active Option Contract 22 DOM
4. 2026-06-03
   days on market $310,000 Active Option Contract 18 DOM
5. 2026-06-02
   days on market $310,000 Active Option Contract 17 DOM
6. 2026-06-01
   days on market $310,000 Active Option Contract 16 DOM
7. 2026-05-31
   statusdays on market $310,000 Active Option Contract 15 DOM
8. 2026-04-15
   status Pending
9. 2026-04-07
   historical Active Option Contract
10. 2026-04-01
    listed $310,000 Active
11. 2022-03-04
    soldstatus Closed 624-char remark

    Show marketing remark (624 chars)

    This gorgeous home features a spacious open floor plan with 10' ceilings. Features include crown molding, wood burning fireplace, luxury vinyl tile floor, carpeted bedrooms, granite counter tops, large walk-in pantry, bench seat with storage in kitchen, foyer mud bench, and many custom fixtures. Master suite has two walk in closets, beautiful walk-in shower and garden tub. Both bathrooms have large vanities and a separate cabinet for storage. Garage extras include a battery backed up garage door opener, a decked attic, and a work area. All lighting is either LED fixtures or LED Bulbs. Multiple extra storage closets.

12. 2022-01-14
    historical Active Kick-Out 624-char remark

    Show marketing remark (624 chars)

    This gorgeous home features a spacious open floor plan with 10' ceilings. Features include crown molding, wood burning fireplace, luxury vinyl tile floor, carpeted bedrooms, granite counter tops, large walk-in pantry, bench seat with storage in kitchen, foyer mud bench, and many custom fixtures. Master suite has two walk in closets, beautiful walk-in shower and garden tub. Both bathrooms have large vanities and a separate cabinet for storage. Garage extras include a battery backed up garage door opener, a decked attic, and a work area. All lighting is either LED fixtures or LED Bulbs. Multiple extra storage closets.

13. 2021-11-08
    listed $264,900 Active 624-char remark

    Show marketing remark (624 chars)

    This gorgeous home features a spacious open floor plan with 10' ceilings. Features include crown molding, wood burning fireplace, luxury vinyl tile floor, carpeted bedrooms, granite counter tops, large walk-in pantry, bench seat with storage in kitchen, foyer mud bench, and many custom fixtures. Master suite has two walk in closets, beautiful walk-in shower and garden tub. Both bathrooms have large vanities and a separate cabinet for storage. Garage extras include a battery backed up garage door opener, a decked attic, and a work area. All lighting is either LED fixtures or LED Bulbs. Multiple extra storage closets.

14. 2020-06-24
    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: $6,171 · $514/mo
• Projected year-2 tax: $6,171 · $514/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 5/10 Major
• 🌡 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: $31,931
• − Mortgage interest: −$17,365
• − Property taxes: −$6,171
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$9,018
• Taxable loss: −$7,281
• Est. tax savings @ 24.0%: +$1,748
• After-tax cash flow: $-256/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

+17.0% since first listed

7 events — show timeline

• 2026-04-15 Pending — NTREIS
• 2026-04-07 Contingent — NTREIS
• 2026-04-01 Listed $310,000 NTREIS
• 2022-03-04 Sold (MLS) — NTREIS
• 2022-01-14 Contingent — NTREIS
• 2021-11-08 Listed $264,900 NTREIS
• 2020-06-24 Sold (Public Records) — Public Records

Property tax history

+161.9%/yr

Latest (2025): $6,171 · -1.2% YoY. Source: county tax records.