119 Polasek Dr · Abilene, TX 79602

$268,990

4 bd · 2.5 ba · 2,001 sqft · SingleFamily · 56 Days on market

Built 2026 Excellent condition 4,356 sqft lot $134/sqft · 13% above area Est $238k · 13% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21235841 - Built by NHC - Jul 2026 completion! ~ Model 2001 B1 - Shenandoah The Shenandoah Plan from our Freedom Series combines functional design with ample space, making it perfect for families of all sizes. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a spacious loft, and 2,001 square feet of versatile living space. Step inside and you’ll first discover a flex room, ideal for a home office, playroom, or hobby space. Continuing down the hallway, a conveniently located half bathroom provides added ease for guests. At the heart of the home, the open-concept kitchen, complete with an island, overlooks the dining area and family room, creating the perfect setting for family time and entertainment. The staircase, located across from the kitchen, provides access to the upper level. The upper level is designed with comfort and convenience in mind. It features a private primary suite with an ensuite bathroom and walk-in closet, three secondary bedrooms, and a full bathroom. A spacious loft offers additional flexible space for a game room or cozy retreat. The laundry room is also on this level, making chores a breeze.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools D+, 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.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 45% of the median local income ($90k/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 $8k 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 $75k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($261k) 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 $260,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $238,440
• List price: $268,990
• Delta: 12.81%
• 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
132 Dotty Lou	0.04mi	4/2.5	2,001 (0%)	3mo	$245,490	$123	96
219 Polasek Dr	0.09mi	4/2.5	2,001 (0%)	0mo	$260,990	$130	95
220 Dotty Lou	0.06mi	4/2.5	2,002 (0%)	3mo	$237,280	$119	95
150 Dotty Lou	0.05mi	4/2.5	1,802 (-10%)	3mo	$232,600	$129	79
126 Dotty Lou	0.05mi	4/2.5	1,802 (-10%)	3mo	$229,267	$127	78
209 Coyote Crk	0.20mi	4/2.5	2,203 (+10%)	1mo	$258,990	$118	74
3510 Silver Springs Ct	0.21mi	4/2.5	2,203 (+10%)	1mo	$277,990	$126	73
3533 Silver Springs Ct	0.20mi	5/3.0 (+1)	1,804 (-10%)	1mo	$258,877	$144	66
217 Coyote Creek Ct	0.22mi	5/3.0 (+1)	1,804 (-10%)	1mo	$262,990	$146	66
3517 Water Ridge Ct	0.22mi	3/2.0 (-1)	1,804 (-10%)	1mo	$222,211	$123	65
141 Coyote Creek Ct	0.26mi	5/3.0 (+1)	1,804 (-10%)	0mo	$262,990	$146	64
133 Coyote Creek Ct	0.61mi	4/2.5	2,203 (+10%)	1mo	$279,990	$127	54

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $24,199
• Equity at exit: $40,107

10-year hold

• IRR: 21.0%
• Equity multiple: 3.21×
• Total profit: $166,241
• Equity at exit: $23,257

Cash invested: $75,317 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,348 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $786

Break-even live

Break-even rent $2,353

Max offer price $268,990

Occupancy floor 72%

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: $67,248
• Closing costs: $8,070
• 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	13d	1	1.22mi
2929 Sayles Blvd Abilene, TX	4.0	2.0	2384	$6,000	$2.52	13d	1	1.30mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	7d	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 7 events

1. 2026-06-07
   statusdays on market $268,990 Pending 56 DOM
2. 2026-06-03
   days on market $268,990 Active 54 DOM
3. 2026-06-02
   days on market $268,990 Active 53 DOM
4. 2026-06-01
   days on market $268,990 Active 52 DOM
5. 2026-05-31
   days on market $268,990 Active 51 DOM
6. 2026-05-30
   days on market $268,990 Active 50 DOM
7. 2026-04-10
   listed $268,990 Active 1149-char remark

   Show marketing remark (1149 chars)

   MLS# 21235841 - Built by NHC - Jul 2026 completion! ~ Model 2001 B1 - Shenandoah The Shenandoah Plan from our Freedom Series combines functional design with ample space, making it perfect for families of all sizes. This 2-story home offers 4 bedrooms, 2.5 bathrooms, a spacious loft, and 2,001 square feet of versatile living space. Step inside and you’ll first discover a flex room, ideal for a home office, playroom, or hobby space. Continuing down the hallway, a conveniently located half bathroom provides added ease for guests. At the heart of the home, the open-concept kitchen, complete with an island, overlooks the dining area and family room, creating the perfect setting for family time and entertainment. The staircase, located across from the kitchen, provides access to the upper level. The upper level is designed with comfort and convenience in mind. It features a private primary suite with an ensuite bathroom and walk-in closet, three secondary bedrooms, and a full bathroom. A spacious loft offers additional flexible space for a game room or cozy retreat. The laundry room is also on this level, making chores a breeze.

ⓘ 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: $40,172
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,214
• − Management: −$3,214
• − Depreciation: −$7,825
• Taxable income: $5,472
• Est. tax owed @ 24.0%: −$1,313
• After-tax cash flow: $8,116/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 modern and functional design, making it perfect for families. Potential buyers and tenants will appreciate the fresh paint, landscaping, and smart home features that can be added to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and make it more appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and make it more appealing to potential buyers/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

1 event — show timeline

• 2026-04-10 Listed $268,990 NTREIS