7722 Freedom Crest Ave · Abilene, TX 79602

$312,200

4 bd · 2.0 ba · 1,561 sqft · SingleFamily · 6 Days on market

Built 2026 Poor condition 7,187 sqft lot Est $308k · at est. $21/mo HOA · 1% of rent

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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 +19.1/30.0
• ARV discount +6.8/15.0
• DSCR +6.0/10.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Smart design meets modern comfort in this newly constructed 4-bedroom, 2-bath home by LK Construction Concepts. Thoughtfully planned across approximately 1,560 square feet, the layout maximizes every inch of living space while maintaining an open, inviting feel. The seamless living, dining, and kitchen areas create a functional central gathering space, complemented by stainless steel appliances, ample cabinetry, and contemporary finishes. The private primary suite offers an ensuite bath and generous closet space, while three additional bedrooms provide flexibility for guests, hobbies, work-from-home needs, or everyday living. Durable vinyl flooring extends throughout the home for a cohesive

Key facts

• Fully sodded yard
• Ensuite bath
• Irrigation system

Tags

• PRIVATE PRIMARY SUITE
• ENSUITE BATH
• GENEROUS CLOSET SPACE
• FULLY SODDED YARD
• IRRIGATION SYSTEM
• LANDSCAPED FRONT FLOWERBEDS

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding or upon completion
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA fee $250 annually; includes management fees; HOA managed by Goodwin & Co. Management Company

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Cable available; Municipal utility district; Community mailbox; Sidewalk
• Home design: Single family residence; One story; New construction (incomplete, 2026); Not attached to another property
• Construction: Brick and siding construction; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered porch; Wood fencing; Landscaped yard; Sprinkler system; Subdivision lot; Easement for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Kitchen island; Pantry; One living area; One dining area; 5 total rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $312k).

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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 43% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $87k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $312,200

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $307,517
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7654 Hudson Way	0.10mi	4/2.0	1,577 (+1%)	1mo	$335,000	$212	93
7685 Lake Ridge Pkwy	0.07mi	3/2.0 (-1)	1,650 (+6%)	0mo	$325,000	$197	82
7689 Lake Ridge Pkwy	0.08mi	3/2.0 (-1)	1,650 (+6%)	1mo	$325,000	$197	81
7693 Lake Ridge Pkwy	0.09mi	3/2.0 (-1)	1,650 (+6%)	1mo	$325,000	$197	81
7584 Wildflower	0.27mi	3/2.0 (-1)	1,522 (-2%)	0mo	$304,900	$200	78
7580 Wildflower	0.27mi	3/2.0 (-1)	1,522 (-2%)	0mo	$304,900	$200	78
132 Lake Ridge Ct	0.25mi	3/2.0 (-1)	1,662 (+6%)	1mo	$350,000	$211	72
7633 Wildflower Way	0.31mi	4/2.0	1,764 (+13%)	1mo	$348,000	$197	63
149 Spring Park Way	0.33mi	3/2.0 (-1)	1,714 (+10%)	1mo	$289,000	$169	62
250 Martis Way	0.60mi	4/2.0	1,650 (+6%)	1mo	$325,000	$197	62
331 Sophia Ln	0.65mi	3/2.0 (-1)	1,632 (+4%)	0mo	$329,000	$202	57
7321 Wildflower Way	0.70mi	4/2.0	1,737 (+11%)	1mo	$335,000	$193	48

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: -3.7%
• Equity multiple: 0.85×
• Total profit: $-12,804
• Equity at exit: $46,550

10-year hold

• IRR: 11.0%
• Equity multiple: 2.06×
• Total profit: $92,421
• Equity at exit: $26,993

Cash invested: $87,416 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,174 high
• Mortgage (P&I): −$1,637
• Tax est. 1.5%: −$390 /mo · $4,683/yr
• Insurance: −$130
• HOA: −$21
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $329

Break-even live

Break-even rent $2,758

Max offer price $312,200

Occupancy floor 85%

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: $78,050
• Closing costs: $9,366
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	0.09mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	21d	1	0.09mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.13mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	4d	1	0.18mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.19mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.19mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	12d	1	0.19mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.19mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	44d	1	0.20mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.23mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.23mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.24mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.28mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.56mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	0.63mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.63mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.64mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	0.66mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.71mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	3d	1	0.91mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	18d	1	0.95mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	1.26mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	1.26mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 6 events

1. 2026-06-10
   status $312,200 Pending 6 DOM
2. 2026-06-09
   days on market $312,200 Active 6 DOM
3. 2026-06-08
   days on market $312,200 Active 5 DOM
4. 2026-06-07
   days on market $312,200 Active 4 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $312,200 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,088
• − Mortgage interest: −$17,488
• − Property taxes: −$4,683
• − Insurance: −$1,561
• − Repairs & maintenance: −$3,047
• − Management: −$3,047
• − HOA: −$252
• − Depreciation: −$9,082
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $4,205/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 · 3 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including a new roof, siding repair, and interior remediation. Immediate action is needed to address these issues to improve its condition and value.

Repairs flagged

• Major Roof — Significant damage and discoloration indicate a major issue that needs immediate attention.
• Major Siding — Peeling paint and discoloration suggest severe wear and need for replacement or repair.
• Major Interior walls — Significant mold and mildew indicate severe moisture issues that need addressing.

Value-add opportunities

• Resale Roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of water damage, enhancing its resale value.
• Resale Siding repair/replacement — Aesthetic improvements to the exterior will enhance the home's curb appeal and resale value.
• Resale Interior wall remediation — Addressing mold and mildew will improve indoor air quality and reduce potential health risks, enhancing the home's resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Significant damage and discoloration indicate a major issue that needs immediate attention.	Major	$15,000–50,000
Siding · Peeling paint and discoloration suggest severe wear and need for replacement or repair.	Major	$15,000–50,000
Interior walls · Significant mold and mildew indicate severe moisture issues that need addressing.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of water damage, enhancing its resale value. ↑
• Resale Siding repair/replacement — Aesthetic improvements to the exterior will enhance the home's curb appeal and resale value. ↑
• Resale Interior wall remediation — Addressing mold and mildew will improve indoor air quality and reduce potential health risks, enhancing the home's resale value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-03 Listed $312,200 NTREIS