3642 Varsity Ln · Abilene, TX 79602

$219,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 19 Days on market

Built 1982 6,011 sqft lot Est $265k · 17% under

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Why this score? — see what drove the B- 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• 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

Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

Key facts

• Wood flooring
• Large windows
• Large live oak trees

Tags

• WOOD FLOORING
• AMPLE CLOSETS
• LARGE WINDOWS
• LARGE LIVE OAK TREES

Property features AI

Finance

• Other: Subdivision: Lytle Shores South; Directions: From Abilene go south on Oldham Lane, left on Baylor, right on Varsity; house is on the right
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking
• Utilities: City water (individual water meter); City sewer; Electricity connected; Phone available; Asphalt streets; Curbs; Located in a municipal utility district
• Home design: Single family residence; One story
• Construction: Built in 1982; Composition roof; Pillar/post/pier foundation
• Exterior features: Storage; Wood fencing in back yard

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Wood flooring; Ceramic tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Pantry; High-speed internet available; Two living areas; One dining area; 10 total rooms; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $376 ($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: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 10 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 34% 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 $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 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $216,601 (1.5% below list)

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: 1.15% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3642 Varsity Ln	0.00mi	3/2.0	1,560 (0%)	0mo	$219,900	$141	100
3872 National Dr	0.44mi	3/2.0	1,526 (-2%)	5mo	$299,000	$196	72
3852 National Dr	0.43mi	3/2.0	1,526 (-2%)	6mo	$299,000	$196	71
3862 National Dr	0.43mi	3/2.0	1,526 (-2%)	6mo	$299,000	$196	71
3865 National Dr	0.45mi	3/2.0	1,526 (-2%)	5mo	$320,000	$210	71
1026 Baylor St	0.09mi	4/2.0 (+1)	1,700 (+9%)	7mo	$262,500	$154	70
1234 Lewis And Clark Trl	0.56mi	3/2.0	1,573 (+1%)	4mo	$259,900	$165	70
1097 Lytle Creek Dr	0.44mi	3/2.0	1,456 (-7%)	1mo	$259,900	$179	68
1142 Baylor St	0.11mi	3/2.0	1,329 (-15%)	5mo	$159,000	$120	66
3849 Radcliff Rd	0.37mi	3/1.5	1,376 (-12%)	0mo	$225,000	$164	61
1310 Briar Cliff Path	0.63mi	3/2.0	1,467 (-6%)	2mo	$249,000	$170	59
1302 Lewis And Clark Trl	0.58mi	4/2.0 (+1)	1,604 (+3%)	7mo	$260,000	$162	57

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: 1.03×
• Total profit: $1,763
• Equity at exit: $32,788

10-year hold

• IRR: 15.1%
• Equity multiple: 2.52×
• Total profit: $93,547
• 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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$375 /mo · $4,504/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $376

Break-even live

Break-even rent $2,051

Max offer price $219,900

Occupancy floor 80%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	3d	1	0.17mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	13d	1	0.22mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	7d	1	0.32mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	0.35mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	21d	1	0.35mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	13d	1	0.46mi
1342 Lewis and Clark Trl Abilene, TX	3.0	2.0	1572	$6,900	$4.39	13d	1	0.57mi
1341 Briar Cliff Path Abilene, TX	4.0	2.0	1712	$3,100	$1.81	13d	1	0.64mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	19d	1	1.03mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	13d	1	1.24mi

Listing history 16 events

1. 2026-05-13
   status Pending
2. 2026-05-03
   historical Active Option Contract
3. 2026-05-03
   status Active
4. 2026-04-28
   historical Active Option Contract
5. 2026-04-24
   listed $219,900 Active
6. 2022-09-26
   soldstatus Closed 225-char remark

   Show marketing remark (225 chars)

   Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

7. 2022-09-26
   soldstatus

   Show marketing remark (225 chars)

   Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

8. 2022-08-24
   historical Active Contingent 225-char remark

   Show marketing remark (225 chars)

   Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

9. 2022-08-23
   status Active 225-char remark

   Show marketing remark (225 chars)

   Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

10. 2022-08-20
    historical Active Option Contract 225-char remark

    Show marketing remark (225 chars)

    Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

11. 2022-08-15
    price $189,000 225-char remark

    Show marketing remark (225 chars)

    Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

12. 2022-07-05
    price $199,900 225-char remark

    Show marketing remark (225 chars)

    Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

13. 2022-06-17
    listed $210,000 Active 225-char remark

    Show marketing remark (225 chars)

    Recently updated 3 bdrm, 2 bath, 2 living with trees galore! New HVAC, Fans, paint, and some flooring. Wylie Schools, large covered back patio. Centrally located for ease of shopping, hospitals and Loop 322. Come take a look!

14. 2005-05-02
    soldstatus
15. 2004-10-06
    soldstatus
16. 1997-02-13
    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: $4,504 · $375/mo
• Projected year-2 tax: $4,504 · $375/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $30,320
• − Mortgage interest: −$12,318
• − Property taxes: −$4,504
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$6,397
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $4,235/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): 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

+4.7% since first listed

16 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-03 Contingent — NTREIS
• 2026-05-03 Relisted — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-24 Listed $219,900 NTREIS
• 2022-09-26 Sold (Public Records) — Public Records
• 2022-09-26 Sold (MLS) — NTREIS
• 2022-08-24 Contingent — NTREIS
• 2022-08-23 Relisted — NTREIS
• 2022-08-20 Contingent — NTREIS
• 2022-08-15 Price Changed $189,000 NTREIS
• 2022-07-05 Price Changed $199,900 NTREIS
• 2022-06-17 Listed $210,000 NTREIS
• 2005-05-02 Sold (Public Records) — Public Records
• 2004-10-06 Sold (Public Records) — Public Records
• 1997-02-13 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,504 · +1.3% YoY. Source: county tax records.