7325 Clariece Dr · Abilene, TX 79606

$219,900

3 bd · 1.5 ba · 1,078 sqft · SingleFamily public records · 39 Days on market

Built 1985 6,011 sqft lot Est $201k · 10% over

---

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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out! This 3 Bedroom, 1 & a half bath home is a beauty! 17' tall vaulted ceiling in the living room with an impressive brick fireplace that soars to the ceiling! REAL hardwood flooring, spacious kitchen with updated pulls, sink, faucet & attractive backsplash. Newer appliances, nicely landscaped yard, privacy fence & one of the best neighborhoods in Wylie ISD. The curb appeal alone will grab you when you drive up to YOUR new home!

Key facts

• Back yard accessible
• Jack n jill bathroom
• 6,011 sq ft lot

Tags

• JACK N JILL BATHROOM
• KITCHEN APPLIANCES TO REMAIN
• BACK YARD ACCESSIBLE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; Attached 1-car garage (approx. 12' x 22'); Driveway with direct access and garage door opener
• Utilities: City water; City sewer; Cable available; All-weather road access
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Built in 1985
• Exterior features: All-weather road; Asphalt; Cable available; City sewer; City water; Lot smaller than 0.5 acre (about 0.138 acre); Subdivision: Country Village; Directions: Going south on Buffalo Gap Dr from the mall, turn right onto Wagon Wheel, then right on Clariece

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Decorative lighting; High-speed internet available; Natural woodwork; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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 39% 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 $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.16% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $200,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7342 Janna Dr	0.03mi	3/2.0	1,106 (+3%)	16mo	$185,000	$167	79
7333 Clariece Dr	0.01mi	2/2.0 (-1)	954 (-12%)	1mo	$196,000	$205	73
7342 Beck Ave	0.07mi	3/2.0	1,215 (+13%)	12mo	$199,900	$165	64
7 Queen Anns Lace	0.38mi	3/2.0	1,126 (+4%)	14mo	$209,900	$186	62
7 Verbena St	0.40mi	3/2.0	1,168 (+8%)	8mo	$218,900	$187	59
9 Greenthread St	0.44mi	3/2.0	1,148 (+6%)	14mo	$214,000	$186	55
60 Queen Anns Lace	0.48mi	3/2.0	1,147 (+6%)	14mo	$214,900	$187	54
65 Queen Anns Lace	0.44mi	3/2.0	1,216 (+13%)	7mo	$219,900	$181	50
11 Verbena St	0.41mi	3/2.0	1,196 (+11%)	13mo	$220,000	$184	50
4102 Chris Dr	0.72mi	3/2.0	1,196 (+11%)	2mo	$199,900	$167	44
34 Queen Anns Lace	0.47mi	3/2.0	1,236 (+15%)	12mo	$210,000	$170	42
7 Greenthread St	0.44mi	3/2.0	1,221 (+13%)	23mo	$227,000	$186	36

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,293
• Equity at exit: $32,788

10-year hold

• IRR: 16.5%
• Equity multiple: 2.68×
• Total profit: $103,547
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$320 /mo · $3,836/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $446

Break-even live

Break-even rent $1,980

Max offer price $219,900

Occupancy floor 77%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.60mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	20d	1	0.63mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	0.65mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	0.69mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	16d	1	0.78mi
3925 Craig Dr Abilene, TX	3.0	2.0	1014	$2,095	$2.07	13d	1	0.79mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.96mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	20d	1	1.31mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	13d	1	1.32mi

Listing history 32 events

1. 2026-06-09
   status $219,900 Pending 39 DOM
2. 2026-06-08
   days on market $219,900 Active Option Contract 39 DOM
3. 2026-06-07
   days on market $219,900 Active Option Contract 38 DOM
4. 2026-06-05
   days on market $219,900 Active Option Contract 35 DOM
5. 2026-06-02
   days on market $219,900 Active Option Contract 33 DOM
6. 2026-06-01
   days on market $219,900 Active Option Contract 32 DOM
7. 2026-05-31
   days on market $219,900 Active Option Contract 31 DOM
8. 2026-05-30
   days on market $219,900 Active Option Contract 30 DOM
9. 2026-05-14
   status Active
10. 2026-05-05
    historical Active Option Contract
11. 2026-04-30
    listed $219,900 Active
12. 2017-09-01
    soldstatus
13. 2016-12-21
    soldstatus
14. 2016-12-20
    soldstatus Sold 464-char remark

    Show marketing remark (464 chars)

    Don't miss out! This 3 Bedroom, 1 & a half bath home is a beauty! 17' tall vaulted ceiling in the living room with an impressive brick fireplace that soars to the ceiling! REAL hardwood flooring, spacious kitchen with updated pulls, sink, faucet & attractive backsplash. Newer appliances, nicely landscaped yard, privacy fence & one of the best neighborhoods in Wylie ISD. The curb appeal alone will grab you when you drive up to YOUR new home!

15. 2016-12-12
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Don't miss out! This 3 Bedroom, 1 & a half bath home is a beauty! 17' tall vaulted ceiling in the living room with an impressive brick fireplace that soars to the ceiling! REAL hardwood flooring, spacious kitchen with updated pulls, sink, faucet & attractive backsplash. Newer appliances, nicely landscaped yard, privacy fence & one of the best neighborhoods in Wylie ISD. The curb appeal alone will grab you when you drive up to YOUR new home!

16. 2016-12-01
    historical Active Option Contract 464-char remark

    Show marketing remark (464 chars)

    Don't miss out! This 3 Bedroom, 1 & a half bath home is a beauty! 17' tall vaulted ceiling in the living room with an impressive brick fireplace that soars to the ceiling! REAL hardwood flooring, spacious kitchen with updated pulls, sink, faucet & attractive backsplash. Newer appliances, nicely landscaped yard, privacy fence & one of the best neighborhoods in Wylie ISD. The curb appeal alone will grab you when you drive up to YOUR new home!

17. 2016-11-18
    listed $127,500 Active 464-char remark

    Show marketing remark (464 chars)

    Don't miss out! This 3 Bedroom, 1 & a half bath home is a beauty! 17' tall vaulted ceiling in the living room with an impressive brick fireplace that soars to the ceiling! REAL hardwood flooring, spacious kitchen with updated pulls, sink, faucet & attractive backsplash. Newer appliances, nicely landscaped yard, privacy fence & one of the best neighborhoods in Wylie ISD. The curb appeal alone will grab you when you drive up to YOUR new home!

18. 2014-12-15
    soldstatus
19. 2014-12-12
    soldstatus Sold 465-char remark

    Show marketing remark (465 chars)

    This home is beautiful! Its elegant brick work & handsome roof line create awesome curb appeal. The living rm has the owners' fav feature: a 17' tall fireplace! You will love the real hardwood floors--they are not laminate. The kitchen sports a handsome makeover: gorgeous rich wood cabinets with updated pulls, sink & faucet, & stylish back splash. The appliances are only a few years old, & the fridge stays! Nicely landscaped back yard.

20. 2014-12-04
    status Pending 465-char remark

    Show marketing remark (465 chars)

    This home is beautiful! Its elegant brick work & handsome roof line create awesome curb appeal. The living rm has the owners' fav feature: a 17' tall fireplace! You will love the real hardwood floors--they are not laminate. The kitchen sports a handsome makeover: gorgeous rich wood cabinets with updated pulls, sink & faucet, & stylish back splash. The appliances are only a few years old, & the fridge stays! Nicely landscaped back yard.

21. 2014-11-18
    historical Active Option Contract 465-char remark

    Show marketing remark (465 chars)

    This home is beautiful! Its elegant brick work & handsome roof line create awesome curb appeal. The living rm has the owners' fav feature: a 17' tall fireplace! You will love the real hardwood floors--they are not laminate. The kitchen sports a handsome makeover: gorgeous rich wood cabinets with updated pulls, sink & faucet, & stylish back splash. The appliances are only a few years old, & the fridge stays! Nicely landscaped back yard.

22. 2014-11-14
    listed $113,900 Active 465-char remark

    Show marketing remark (465 chars)

    This home is beautiful! Its elegant brick work & handsome roof line create awesome curb appeal. The living rm has the owners' fav feature: a 17' tall fireplace! You will love the real hardwood floors--they are not laminate. The kitchen sports a handsome makeover: gorgeous rich wood cabinets with updated pulls, sink & faucet, & stylish back splash. The appliances are only a few years old, & the fridge stays! Nicely landscaped back yard.

23. 2010-03-30
    soldstatus
24. 2010-03-29
    soldstatus
25. 2010-02-24
    historical
26. 2010-01-25
    listed $106,500
27. 2007-07-23
    soldstatus
28. 2005-12-08
    soldstatus
29. 2005-12-08
    soldstatus
30. 2005-10-18
    historical
31. 2005-10-14
    listed $78,500
32. 2002-02-28
    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: $3,836 · $320/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$188/yr (+$16/mo · 4.9%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 22 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: $30,540
• − Mortgage interest: −$12,318
• − Property taxes: −$3,836
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$6,397
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $4,872/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

+180.1% since first listed

24 events — show timeline

• 2026-05-14 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-30 Listed $219,900 NTREIS
• 2017-09-01 Sold (Public Records) — Public Records
• 2016-12-21 Sold (Public Records) — Public Records
• 2016-12-20 Sold (MLS) — NTREIS
• 2016-12-12 Pending — NTREIS
• 2016-12-01 Contingent — NTREIS
• 2016-11-18 Listed $127,500 NTREIS
• 2014-12-15 Sold (Public Records) — Public Records
• 2014-12-12 Sold (MLS) — NTREIS
• 2014-12-04 Pending — NTREIS
• 2014-11-18 Contingent — NTREIS
• 2014-11-14 Listed $113,900 NTREIS
• 2010-03-30 Sold (Public Records) — Public Records
• 2010-03-29 Sold (MLS) — NTREIS
• 2010-02-24 Listing Removed — NTREIS
• 2010-01-25 Listed $106,500 NTREIS
• 2007-07-23 Sold (Public Records) — Public Records
• 2005-12-08 Sold (Public Records) — Public Records
• 2005-12-08 Sold (MLS) — NTREIS
• 2005-10-18 Listing Removed — NTREIS
• 2005-10-14 Listed $78,500 NTREIS
• 2002-02-28 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,836 · -1.8% YoY. Source: county tax records.