7333 Clariece Dr · Abilene, TX 79606

$196,000

2 bd · 2.0 ba · 954 sqft · SingleFamily public records · 9 Days on market

Built 1985 6,011 sqft lot Est $196k · at est.

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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 +21.5/30.0
• ARV discount +7.4/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

Key facts

• Open layout
• Updated restroom
• Walk in closet

Tags

• OPEN LAYOUT
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• UPDATED RESTROOM

Property features AI

Finance

• Other: Property listed as residential single family; No municipal utility district
• HOA & community: No association

Exterior

• Parking: Covered parking (1 space); Attached garage with single 2-car single door; Driveway
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story
• Construction: Built in 1985; Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Private yard; Large backyard with grass; Dog run; Storage; Rear porch; Shed(s); Wood privacy fencing; Landscaped

Interior

• Kitchen: Dishwasher; Electric oven; Double oven; Microwave; Gas water heater
• Bedrooms: Primary bedroom on main level with ensuite bath; One additional bedroom on main level (split bedroom plan)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Open floorplan; Vaulted ceilings; Eat-in kitchen; Decorative lighting; Cable TV available; High speed internet available; Window coverings; Walk-in closet(s)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).

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; 2 comparable units currently listed for rent nearby; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $196,000

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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $195,570
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7333 Clariece Dr	0.00mi	2/2.0	954 (0%)	1mo	$196,000	$205	99

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,443
• Equity at exit: $29,224

10-year hold

• IRR: 13.8%
• Equity multiple: 2.37×
• Total profit: $75,384
• Equity at exit: $16,946

Cash invested: $54,880 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,168 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$309 /mo · $3,703/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $295

Break-even live

Break-even rent $1,795

Max offer price $196,000

Occupancy floor 81%

Sensitivity live

Price	-10% $406	-5% $350	+0% $295	+5% $239	+10% $184
Rent	-10% $124	-5% $209	+0% $295	+5% $381	+10% $466
Rate	-1.0pp $394	-0.5pp $345	base $295	+0.5pp $244	+1.0pp $193

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	18d	1	0.78mi
3925 Craig Dr Abilene, TX	3.0	2.0	1014	$2,095	$2.07	14d	1	0.79mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-05-04
   historical Active Option Contract
3. 2026-04-29
   listed $196,000 Active
4. 2016-11-10
   soldstatus Sold 455-char remark

   Show marketing remark (455 chars)

   Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

5. 2016-11-10
   soldstatus

   Show marketing remark (455 chars)

   Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

6. 2016-11-02
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

7. 2016-10-15
   historical Active Option Contract 455-char remark

   Show marketing remark (455 chars)

   Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

8. 2016-10-04
   listed $112,900 Active 455-char remark

   Show marketing remark (455 chars)

   Cute! Cute! 2 bedroom 2 bath home in Wylie school district. Step into the inviting entry leading to living area with vaulted ceiling, beautiful laminate flooring & wood burning fireplace. Nice updated kitchen with double ovens great storage . Dining area looks out over the spacious back yard surrounded by privacy fence. Split bedroom arrangement give privacy to both bedroom with access to separate bathrooms. Great home for First Time Home Buyers

9. 2012-11-02
   soldstatus
10. 2012-10-31
    soldstatus 449-char remark

    Show marketing remark (449 chars)

    Cute, cute 2 bed 2 bath home in Wylie school district that is welcoming and feels like home. Walk into an entry way that leads you to a living area with soaring ceilings followed by a kitchen with updated cream cabinets, plenty of storage and an upper ledge that beckons to be decorated. The dining area looks out over the spacious backyard that is surrounded by a new privacy fence. The bedrooms split arrangement with access to seperate bathrooms.

11. 2012-10-13
    historical 449-char remark

    Show marketing remark (449 chars)

    Cute, cute 2 bed 2 bath home in Wylie school district that is welcoming and feels like home. Walk into an entry way that leads you to a living area with soaring ceilings followed by a kitchen with updated cream cabinets, plenty of storage and an upper ledge that beckons to be decorated. The dining area looks out over the spacious backyard that is surrounded by a new privacy fence. The bedrooms split arrangement with access to seperate bathrooms.

12. 2012-06-12
    listed $95,500 449-char remark

    Show marketing remark (449 chars)

    Cute, cute 2 bed 2 bath home in Wylie school district that is welcoming and feels like home. Walk into an entry way that leads you to a living area with soaring ceilings followed by a kitchen with updated cream cabinets, plenty of storage and an upper ledge that beckons to be decorated. The dining area looks out over the spacious backyard that is surrounded by a new privacy fence. The bedrooms split arrangement with access to seperate bathrooms.

13. 2004-01-09
    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: $3,703 · $309/mo
• Projected year-2 tax: $3,703 · $309/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,021
• − Mortgage interest: −$10,979
• − Property taxes: −$3,703
• − Insurance: −$980
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$5,702
• Taxable income: $494
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $3,421/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

+105.2% since first listed

13 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-29 Listed $196,000 NTREIS
• 2016-11-10 Sold (Public Records) — Public Records
• 2016-11-10 Sold (MLS) — NTREIS
• 2016-11-02 Pending — NTREIS
• 2016-10-15 Contingent — NTREIS
• 2016-10-04 Listed $112,900 NTREIS
• 2012-11-02 Sold (Public Records) — Public Records
• 2012-10-31 Sold (MLS) — NTREIS
• 2012-10-13 Listing Removed — NTREIS
• 2012-06-12 Listed $95,500 NTREIS
• 2004-01-09 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,703 · -1.5% YoY. Source: county tax records.