137 Colorado · Abilene, TX 79606

$428,500

4 bd · 3.0 ba · 2,090 sqft · Land · 11 Days on market

Built 2026 0.68 ac lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Platinum Builder's lives up to the name in Abilene's new exclusive Headwater Estates. Panoramic views & sprawling lot surround this modern craftsman home. Open concept floorplan provides functionality & impeccable styling, crown molding & focal point fireplace for warmth & ambiance. Chef's kitchen provides ample hand crafted cabinetry & convenient prep island that doubles as breakfast bar for casual seating. Walk-in pantry for food, serving ware & kitchen appliance storage. Spacious dining is surrounded by natural light & offers convenient patio access. Split design creates master privacy & boasts en suite bath with dual sinks & vanities

Key facts

• 0.68 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Special listing condition: Builder; Possession at closing/funding
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: Mandatory association (Headwater Estates) with annual management fee; association fee includes management fees

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces side); 2 covered parking spaces; Driveway; Garage is lighted; Kitchen-level access to garage
• Security: Smoke detector(s)
• Utilities: Asphalt access; Cable available; Co-op electric; Co-op water; Community mailbox; Curbs and sidewalks; Electricity connected; Septic; Underground utilities; Outside city limits
• Home design: Single family residence; Residential property; One story; Property attached: Yes; New construction completed in 2026; Deed and architectural restrictions
• Construction: Composition roof; Slab foundation; New construction (complete) - 2026
• Exterior features: Covered porch(es); Covered patio/porch; Landscaped, cleared and level lot; Large backyard with grass; Subdivision setting; Easements for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms total; Primary bedroom on main level with built-in cabinets, custom closet system, dual sinks, ensuite bath with garden tub and separate shower, walk-in closet
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; Flat screen wiring; High speed internet available; Kitchen island; Open floorplan; Vaulted ceilings; Walk-in closets; Fireplace (wood burning); One living area; One dining area; 2 total rooms (additional room details listed separately)
• Laundry & utility: Full size washer/dryer area; Utility room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $428k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $319k (25.7% below list).
• Recommended offer: $319k (25.7% 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.
• 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); Wylie West J H (math 62% / reading 58%, grade B, #158 of 1,662 statewide, top 10%, 972 students, 24% FRL); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,186/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 $3k of loan paydown is wiped out by about $13k 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

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

Recommended offer $318,588 (25.7% below list)

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. 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?
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: 0.74% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 11.2

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-51,829
• Equity at exit: $63,891

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $31,840
• Equity at exit: $37,049

Cash invested: $119,980 (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: 294
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,186 high
• Mortgage (P&I): −$2,247
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $16

Break-even live

Break-even rent $3,166

Max offer price $428,500

Occupancy floor 94%

Sensitivity live

Price	-10% $258	-5% $137	+0% $16	+5% $-106	+10% $-741
Rent	-10% $-236	-5% $-110	+0% $16	+5% $142	+10% $267
Rate	-1.0pp $232	-0.5pp $125	base $16	+0.5pp $-95	+1.0pp $-208

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: $107,125
• Closing costs: $12,855
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Pedernales Unit 136 Abilene, TX	3.0	2.0	2798	$2,995	$1.07	23d	1	0.22mi
4426 Sierra Sunset Abilene, TX	4.0	3.0	2697	$4,500	$1.67	45d	1	0.95mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	7d	1	1.21mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	15d	1	1.22mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	9d	1	1.42mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	15d	1	1.42mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	4d	1	1.45mi

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-04-24
   listed $428,500 Active
4. 2025-10-01
   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: $905 · $75/mo
• Projected year-2 tax: $7,842 · $653/mo
• Expected delta: +$6,936/yr (+$578/mo · 766.4%)

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

Taxation est. · year 1

• Rental income: $38,231
• − Mortgage interest: −$24,003
• − Property taxes: −$905
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,058
• − Management: −$3,058
• − Depreciation: −$12,465
• Taxable loss: −$7,402
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $1,966/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

• 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

4 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-24 Listed $428,500 NTREIS
• 2025-10-01 Sold (Public Records) — Public Records

Property tax history

+22.7%/yr

Latest (2025): $905 · +5.5% YoY. Source: county tax records.