220 Polasek Dr · Abilene, TX 79602

$229,990

4 bd · 2.0 ba · 1,401 sqft · SingleFamily · 4 Days on market

Built 2025 Excellent condition 4,356 sqft lot Est $230k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21219722 - Built by NHC - Jul 2026 completion! ~ Model 1401 B1 - Yellowstone The Yellowstone Plan from our Freedom Series is thoughtfully designed for comfort and convenience, offering 4 bedrooms, 2 bathrooms, and 1,401 square feet of single-story living. As you enter the home, you’ll find three secondary bedrooms and a full bathroom, perfectly positioned to provide privacy and flexibility for guests. Continue down the hall, and you’ll pass the conveniently located laundry room before reaching the heart of the home. The open-concept kitchen, complete with a central island, seamlessly overlooks the family room and dining area, creating a welcoming space for family time, mea

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 9.6% vs local median 6.7% in Abilene — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Alcorta El (math 35% / reading 28%, grade F, #2,396 of 4,322 statewide, top 56%, 451 students, 70% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 38% 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $229,990

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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $229,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Polasek Dr	0.05mi	4/2.0	1,510 (+8%)	9mo	$214,990	$142	77
3518 Silver Springs Ct	0.25mi	4/2.0	1,510 (+8%)	1mo	$244,990	$162	75
201 Coyote Creek Ct	0.25mi	4/2.0	1,510 (+8%)	1mo	$249,490	$165	74
3525 Water Ridge Ct	0.26mi	4/2.0	1,510 (+8%)	1mo	$246,490	$163	74
2930 Waterside Dr	0.16mi	4/2.0	1,510 (+8%)	11mo	$219,990	$146	71
3541 Silver Springs Ct	0.23mi	3/2.0 (-1)	1,209 (-14%)	1mo	$234,490	$194	61
214 Houston Hollow St	0.10mi	3/2.0 (-1)	1,209 (-14%)	10mo	$209,990	$174	60
2948 Waterside Dr	0.19mi	3/2.0 (-1)	1,202 (-14%)	4mo	$218,000	$181	59
144 Houston Hollow St	0.11mi	3/2.0 (-1)	1,209 (-14%)	11mo	$196,990	$163	58
3534 Silver Springs Ct	0.59mi	4/2.0	1,510 (+8%)	2mo	$247,990	$164	58
3125 Waverly Ave	0.69mi	3/2.0 (-1)	1,332 (-5%)	1mo	$155,000	$116	54
3526 Silver Springs Ct	0.63mi	3/2.0 (-1)	1,209 (-14%)	1mo	$234,990	$194	42

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: 6.9%
• Equity multiple: 1.28×
• Total profit: $18,264
• Equity at exit: $34,292

10-year hold

• IRR: 20.2%
• Equity multiple: 3.11×
• Total profit: $136,147
• Equity at exit: $19,885

Cash invested: $64,397 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $637

Break-even live

Break-even rent $2,012

Max offer price $229,990

Occupancy floor 72%

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: $57,498
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S 17th St Abilene, TX	3.0	1.0	1200	$1,800	$1.50	13d	1	1.22mi
1709 Bandolero Rd Abilene, TX	3.0	2.0	1288	$4,500	$3.49	13d	1	1.33mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	13d	1	1.34mi
3533 Grand Ave Abilene, TX	5.0	2.0	1629	$2,200	$1.35	43d	1	1.35mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	2d	1	1.45mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	21d	1	1.48mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	20d	1	1.48mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	7d	1	1.48mi

Listing history 2 events

1. 2026-03-30
   status Pending
2. 2026-03-26
   listed $229,990 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $33,824
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$6,691
• Taxable income: $4,239
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $6,631/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 · 2 photos

Excellent 100/100 None rehab

This newly constructed single-family home is in excellent condition with a pristine exterior, new landscaping, and no visible repairs or maintenance needs. It is ready for immediate occupancy and can be enhanced with interior finishing touches and kitchen/bathroom updates to maximize its resale or rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's aesthetic appeal and can attract more buyers or renters.
• Both Interior finishing touches — Completes the home's interior and can make it more attractive to buyers or renters.
• Both Kitchen and bathroom updates — Modernizes the home's living spaces and can significantly increase its value.
• Both HVAC and mechanical system inspection and maintenance — Ensures the home's systems are in good working condition and can improve energy efficiency and comfort.
• Both Painting and minor repairs — Maintains the home's appearance and can make it more attractive to buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's aesthetic appeal and can attract more buyers or renters. ↑
• Both Interior finishing touches — Completes the home's interior and can make it more attractive to buyers or renters. ↑
• Both Kitchen and bathroom updates — Modernizes the home's living spaces and can significantly increase its value. ↑
• Both HVAC and mechanical system inspection and maintenance — Ensures the home's systems are in good working condition and can improve energy efficiency and comfort. ↑
• Both Painting and minor repairs — Maintains the home's appearance and can make it more attractive to buyers or renters. ↑

ⓘ 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: 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): 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

2 events — show timeline

• 2026-03-30 Pending — NTREIS
• 2026-03-26 Listed $229,990 NTREIS