4426 Cole Dr · Abilene, TX 79606

$275,000

3 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 4 Days on market

Built 1987 7,187 sqft lot Est $279k · 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 +15.7/30.0
• ARV discount +8.1/15.0
• Schools +5.6/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

Key facts

• Updated kitchen
• 7,187 sq ft lot
• 2 garage spots

Tags

• WYLIE WEST SCHOOL DISTRICT
• COZY WOOD-BURNING FIREPLACE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR SEATING
• BAY WINDOW DINING AREA

Property features AI

Finance

• Other: Municipal utility district; Interior lot with landscaped, level yard and large backyard with grass
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association; Subdivision: Mesquite Forest Estates; Community curbs

Exterior

• Parking: Attached 2-car garage with inside entrance, garage door opener, garage faces front; Driveway; 2 covered parking spaces; Lighted parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; MUD water and sewer; Individual water meter; Electricity available; Cable available; Community mailbox; All-weather road; Curbs
• Home design: Single-family residence; One-story; Entry on main level; Brick exterior
• Construction: Built in 1987; Brick construction; Composition/shingle roof; Slab foundation
• Exterior features: Covered front porch and covered patio; Gutters; Exterior lighting; Wood fencing; Patio; Storage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on main level with sitting area, built-in desk, garden tub, separate shower, and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace(s); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Vaulted ceilings; Pantry; Cable TV available; High-speed internet available; Bay windows; Window coverings; Storage
• 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 $275k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

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); 288 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 42% 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 $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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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 $275,000

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: 1.01% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $278,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4426 Cole Dr	0.00mi	3/2.0	1,641 (0%)	1mo	$275,000	$168	100
7574 Ruby Esther Cir	0.05mi	3/2.0	1,686 (+3%)	4mo	$265,000	$157	90
3826 Teel Dr	0.42mi	3/2.0	1,533 (-7%)	1mo	$270,000	$176	69
8025 Hearne Dr	0.42mi	3/2.0	1,550 (-6%)	3mo	$257,500	$166	69
8049 Scooter Ct	0.45mi	3/2.0	1,525 (-7%)	3mo	$262,000	$172	65
7710 John Carroll Dr	0.21mi	3/2.0	1,845 (+12%)	6mo	$288,000	$156	64
6939 Forrest Meadows Dr	0.68mi	4/2.0 (+1)	1,619 (-1%)	2mo	$310,000	$191	60
7967 Bonnie Cir	0.52mi	3/2.0	1,810 (+10%)	0mo	$287,900	$159	58
5149 Western Plains Ave	0.67mi	3/2.5	1,790 (+9%)	2mo	$305,000	$170	50
6717 Hillside Ct	0.65mi	3/2.0	1,824 (+11%)	6mo	$325,900	$179	46
4110 Forrest Hill Rd	0.55mi	4/2.0 (+1)	1,879 (+14%)	2mo	$335,000	$178	44
6509 Twin Oaks Dr	0.73mi	4/2.0 (+1)	1,844 (+12%)	5mo	$310,000	$168	36

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: -7.4%
• Equity multiple: 0.71×
• Total profit: $-22,194
• Equity at exit: $41,003

10-year hold

• IRR: 7.9%
• Equity multiple: 1.75×
• Total profit: $57,554
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$508 /mo · $6,093/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $120

Break-even live

Break-even rent $2,613

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $275	-5% $197	+0% $120	+5% $42	+10% $-36
Rent	-10% $-99	-5% $10	+0% $120	+5% $229	+10% $338
Rate	-1.0pp $258	-0.5pp $190	base $120	+0.5pp $48	+1.0pp $-24

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.11mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	14d	1	0.16mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	8d	1	0.22mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	8d	1	0.30mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	17d	1	0.31mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	14d	1	0.40mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	6d	1	0.41mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	21d	1	0.41mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	25d	1	0.56mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	0.57mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	0.62mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	6d	1	0.72mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	3d	1	0.74mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	0.75mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	12d	1	0.78mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	22d	1	0.84mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	22d	1	0.86mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	6d	1	0.93mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	14d	1	0.98mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	14d	1	1.04mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	14d	1	1.39mi

Listing history 26 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $275,000 Active
3. 2023-06-01
   soldstatus Closed 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

4. 2023-06-01
   soldstatus

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

5. 2023-05-06
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

6. 2023-04-29
   historical Active Option Contract 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

7. 2023-04-19
   price $243,000 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

8. 2023-04-12
   price $244,900 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

9. 2023-03-24
   listed $250,000 Active 519-char remark

   Show marketing remark (519 chars)

   Awesome 3 bedroom home in Wylie West, with great curb appeal! Large great room with fireplace and vaulted ceilings. Open floor plan with updated kitchen,newer counter tops with stainless steel appliances, pantry and breakfast bar with a beautiful bay window. Split bedrooms, Large primary bedroom with room for sitting area. Separate tub and shower in primary bathroom. Guest rooms are large with updated painting. No homes behind this one, great privacy. Pretty covered patio in back yard. This one will not last long!

10. 2015-03-24
    soldstatus
11. 2015-03-20
    soldstatus Sold 233-char remark

    Show marketing remark (233 chars)

    Immaculate home in Wylie Schools! HUGE living area great for entertaining! Lots of space for the money. Open concept with split bedroom floor plan. Lots of gorgeous updates. This one won't last long, make an appointment and GO SHOW!!

12. 2015-02-19
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Immaculate home in Wylie Schools! HUGE living area great for entertaining! Lots of space for the money. Open concept with split bedroom floor plan. Lots of gorgeous updates. This one won't last long, make an appointment and GO SHOW!!

13. 2015-02-11
    historical Active Option Contract 233-char remark

    Show marketing remark (233 chars)

    Immaculate home in Wylie Schools! HUGE living area great for entertaining! Lots of space for the money. Open concept with split bedroom floor plan. Lots of gorgeous updates. This one won't last long, make an appointment and GO SHOW!!

14. 2015-02-10
    listed $145,900 Active 233-char remark

    Show marketing remark (233 chars)

    Immaculate home in Wylie Schools! HUGE living area great for entertaining! Lots of space for the money. Open concept with split bedroom floor plan. Lots of gorgeous updates. This one won't last long, make an appointment and GO SHOW!!

15. 2013-05-24
    soldstatus
16. 2013-05-23
    soldstatus
17. 2013-05-21
    soldstatus
18. 2013-04-26
    historical
19. 2013-04-20
    listed $134,750
20. 2012-04-23
    historical
21. 2012-04-01
    listed $138,500
22. 2008-08-11
    soldstatus
23. 2008-08-08
    soldstatus
24. 2008-07-18
    historical
25. 2008-05-14
    listed $124,900
26. 2003-08-13
    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: $6,093 · $508/mo
• Projected year-2 tax: $6,093 · $508/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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 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: $33,175
• − Mortgage interest: −$15,404
• − Property taxes: −$6,093
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$8,000
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $2,156/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

+120.2% since first listed

26 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-08 Listed $275,000 NTREIS
• 2023-06-01 Sold (Public Records) — Public Records
• 2023-06-01 Sold (MLS) — NTREIS
• 2023-05-06 Pending — NTREIS
• 2023-04-29 Contingent — NTREIS
• 2023-04-19 Price Changed $243,000 NTREIS
• 2023-04-12 Price Changed $244,900 NTREIS
• 2023-03-24 Listed $250,000 NTREIS
• 2015-03-24 Sold (Public Records) — Public Records
• 2015-03-20 Sold (MLS) — NTREIS
• 2015-02-19 Pending — NTREIS
• 2015-02-11 Contingent — NTREIS
• 2015-02-10 Listed $145,900 NTREIS
• 2013-05-24 Sold (Public Records) — Public Records
• 2013-05-23 Sold (MLS) — NTREIS
• 2013-05-21 Sold (Public Records) — Public Records
• 2013-04-26 Listing Removed — NTREIS
• 2013-04-20 Listed $134,750 NTREIS
• 2012-04-23 Listing Removed — NTREIS
• 2012-04-01 Listed $138,500 NTREIS
• 2008-08-11 Sold (Public Records) — Public Records
• 2008-08-08 Sold (MLS) — NTREIS
• 2008-07-18 Listing Removed — NTREIS
• 2008-05-14 Listed $124,900 NTREIS
• 2003-08-13 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $6,093 · +1.9% YoY. Source: county tax records.