5057 Quail Ter · Abilene, TX 79606

$400,000

4 bd · 3.5 ba · 2,398 sqft · SingleFamily public records · 21 Days on market

Built 2002 0.34 ac lot Est $336k · 19% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

4 bedrooms • 3.5 bathrooms • office • approx. 2,398 sq ft • pergola-covered backyard retreat • wood privacy fence • 2-car garage plus 2-car carport 5057 Quail Terrace offers a spacious layout with 4 bedrooms, 3.5 bathrooms, and a dedicated office in a home with approximately 2,398 square feet. The exterior is full of character and charm, and the stone-lit walkway creates a welcoming approach to the front porch. Inside, the flexible floor plan offers space for everyday living, working from home, and entertaining. In the backyard, a dedicated pergola-covered area creates a relaxing outdoor retreat ideal for gathering, dining, or unwinding. The wood privacy fen

Key facts

• Wood privacy fence
• 0.34 acre lot
• 2 garage spots

Tags

• WOOD PRIVACY FENCE
• FRONT AND BACKYARD SPRINKLERS
• FLOWER BEDS IRRIGATION

Property features AI

Finance

• Other: Listing is Active Under Contract; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces rear); Covered parking for 4 vehicles; 2-car carport
• Security: Smoke detector(s); Video surveillance present
• Utilities: City water; City sewer; Electricity connected; Curbs; Located in a municipal utility district
• Home design: Single family residence (residential); Two-story home; Not attached to another property
• Construction: Built in 2002; Siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Fencing: rock/stone and wood; Located on a cul-de-sac; Landscaped lot; Subdivision location

Interior

• Kitchen: Granite countertops; Built-in cabinets; Breakfast bar; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 4 bedrooms total; Primary bedroom on main level with ensuite bath, dual sinks and separate shower; Three bedrooms upstairs (split bedroom layout) — two with built-in desks; one upstairs ensuite
• Flooring: Luxury vinyl plank; Tile; Concrete
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans
• Interior features: Pantry; Cable TV available; High-speed internet available; Window coverings; Fireplace (wood burning); One living area; One dining area; Total room count: 9; Two levels
• Laundry & utility: Laundry room with built-in cabinets and drip/dry area; Full-size washer/dryer area; Washer and dryer hookups (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (13.4% below list).
• Recommended offer: $347k (13.4% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $3,465/mo this rent would consume 53% of the median local household income ($79k/yr) (locally 1181% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

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 $346,540 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $335,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5057 Quail Ter	0.00mi	4/3.5	2,398 (0%)	1mo	$400,000	$167	100
2409 Lynbrook Dr	0.24mi	4/2.0	2,334 (-3%)	2mo	$460,000	$197	77
5202 Sherbrooke Ln	0.16mi	3/2.5 (-1)	2,437 (+2%)	10mo	$309,000	$127	73
5518 Chimney Rock Rd	0.46mi	4/4.0	2,436 (+2%)	2mo	$319,900	$131	72
2401 Helena Cir	0.34mi	4/2.0	2,501 (+4%)	7mo	$349,990	$140	65
5501 Chimney Rock Rd	0.42mi	4/3.0	2,628 (+10%)	6mo	$399,900	$152	58
42 Riviera Cir	0.64mi	3/3.0 (-1)	2,429 (+1%)	5mo	$425,000	$175	57
4624 Oak Knoll St	0.55mi	4/2.0	2,224 (-7%)	6mo	$310,000	$139	52
2558 Meadow Lake Dr	0.50mi	3/2.0 (-1)	2,598 (+8%)	2mo	$325,000	$125	50
2402 Stonecrest Dr	0.31mi	3/2.0 (-1)	2,106 (-12%)	9mo	$259,900	$123	47
11 Hoylake Dr	0.60mi	4/3.0	2,739 (+14%)	1mo	$485,000	$177	45
2965 Arrowhead Dr	0.73mi	3/2.0 (-1)	2,249 (-6%)	2mo	$280,000	$124	43

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-56,196
• Equity at exit: $59,641

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $22,302
• Equity at exit: $34,585

Cash invested: $112,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,465 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$628 /mo · $7,531/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $-154

Break-even live

Break-even rent $3,661

Max offer price $372,754

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $-41	+0% $-154	+5% $-267	+10% $-381
Rent	-10% $-428	-5% $-291	+0% $-154	+5% $-17	+10% $120
Rate	-1.0pp $47	-0.5pp $-52	base $-154	+0.5pp $-258	+1.0pp $-363

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	11d	1	0.35mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	0.42mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	0.65mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	8d	1	0.90mi
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	25d	1	1.10mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	44d	1	1.27mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	44d	1	1.39mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	14d	1	1.40mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-04-27
   price $400,000
4. 2026-04-23
   listed $364,800 Active
5. 2005-10-03
   soldstatus
6. 2000-04-27
   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: $7,531 · $628/mo
• Projected year-2 tax: $7,531 · $628/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 6/10 Major 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: $41,585
• − Mortgage interest: −$22,406
• − Property taxes: −$7,531
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,327
• − Management: −$3,327
• − Depreciation: −$11,636
• Taxable loss: −$8,642
• Est. tax savings @ 24.0%: +$2,074
• After-tax cash flow: $223/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: 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): 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

+9.6% since first listed

6 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-27 Price Changed $400,000 NTREIS
• 2026-04-23 Listed $364,800 NTREIS
• 2005-10-03 Sold (Public Records) — Public Records
• 2000-04-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,531 · +5.6% YoY. Source: county tax records.