6908 Glen Abbey · Abilene, TX 79606

$339,900

4 bd · 2.0 ba · 1,726 sqft · Land · 11 Days on market

Built 2026 8,756 sqft lot $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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Agent related to owner. New Lantrip's Custom Home in Forrest Meadows, close to Wylie West schools and FM 89. The new home is an open concept, split bedroom plan with vinyl flooring throughout. The kitchen includes custom cabinets, quartz countertops, an island with sink, and corner pantry. The ensuite features a free-standing tub, separate walk-in shower, dual sinks, and large closet. Entertain on the covered back porch overlooking a landscaped yard enclosed by a wooden privacy fence, or cozy up to the fireplace in the living room on cold evenings. Builder will provide a StrucSure 2-10 Warranty. Estimated completion- December or January.

Key facts

• Quartz countertops
• Vinyl flooring
• Custom cabinets

Tags

• CUSTOM HOME
• OPEN CONCEPT
• VINYL FLOORING
• CUSTOM CABINETS
• QUARTZ COUNTERTOPS
• ISLAND WITH SINK

Property features AI

Finance

• Other: Possession at closing/funding or upon completion; Builder listing / special listing conditions; Agent related to owner
• Financial info: Listing accepted loan types: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association with annual fee ($250) covering management fees (Goodwin and Company)

Exterior

• Parking: Attached 2-car garage (19' x 24'); Covered parking for 2 vehicles; Driveway parking; On-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One-story; New construction (incomplete, 2026); Deed restrictions; Subdivision: Forrest Meadows Add
• Construction: Brick and siding construction; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Covered front and rear porches; Covered porch(es); Fenced yard with wood fencing; Landscaped lot; Sprinkler system; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Electric water heater
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 with ensuite bath, dual sinks, garden tub, separate shower, and walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Decorative lighting; Cable TV available; High speed internet available; 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 4-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (6.4% below list).
• Recommended offer: $318k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 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; 16 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).
• At $3,183/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $10k 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 $95k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $318,277 (6.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-6,076
• Equity at exit: $50,680

10-year hold

• IRR: 12.4%
• Equity multiple: 2.18×
• Total profit: $112,253
• Equity at exit: $29,388

Cash invested: $95,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$142
• HOA: −$21
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $508

Break-even live

Break-even rent $2,540

Max offer price $339,900

Occupancy floor 79%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	21d	1	0.01mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	11d	1	0.15mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.25mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	0.31mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.32mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	0.51mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	17d	1	0.63mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	0.72mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.85mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.96mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	0.99mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	1.14mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	21d	1	1.16mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	13d	1	1.18mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	1.25mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	1.39mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 10 events

1. 2026-06-19
   days on market $339,900 Active 11 DOM
2. 2026-06-18
   days on market $339,900 Active 10 DOM
3. 2026-06-17
   days on market $339,900 Active 9 DOM
4. 2026-06-16
   days on market $339,900 Active 8 DOM
5. 2026-06-15
   days on market $339,900 Active 7 DOM
6. 2026-06-14
   days on market $339,900 Active 5 DOM
7. 2026-06-13
   days on market $339,900 Active 4 DOM
8. 2026-06-10
   days on market $339,900 Active 2 DOM
9. 2026-06-09
   remarks 646-char remark
10. 2026-06-09
    listed $339,900 Active 1 DOM

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $6,220 · $518/mo
• Expected delta: +$5,483/yr (+$457/mo · 743.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,193
• − Mortgage interest: −$19,040
• − Property taxes: −$737
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,055
• − Management: −$3,055
• − HOA: −$252
• − Depreciation: −$9,888
• Taxable income: $466
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $5,982/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

1 event — show timeline

• 2026-06-08 Listed $339,900 NTREIS