3557 Fm 1750 · Abilene, TX 79602

$310,000

3 bd · 1.5 ba · 1,424 sqft · SingleFamily public records · 12 Days on market

Built 1965 0.50 ac lot Est $259k · 20% over

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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 +16.7/30.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

0.70 acre lot with a 1,424 SF traditional ranch style 3 bedroom, 2 bathroom house in Wylie ISD. The house needs work but is priced reasonably for either an owner occupant to renovate or an investor flip. The house currently sits on 2.5 acres, but the owner would prefer to sell roughly 0.70 acres and replat to keep the remaining acreage. Additional acreage is negotiable.

Key facts

• Half acre
• Remodeled kitchen
• Corner lot

Tags

• REMODELED HOME
• HALF ACRE
• CORNER LOT
• OPEN CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• REMODELED KITCHEN

Property features AI

Finance

• Other: Located in a municipal utility district
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treated as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Cable available
• Home design: Single-family residence; One story
• Construction: Built in 1965; Composition roof; Slab foundation
• Exterior features: Half-acre lot (approximately 0.5 acre); Will not subdivide: No; Subdivision: Lunatic Asylum Lands Sec 7

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Cable TV available; High-speed internet available; One living area; One dining area; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $283k (8.6% below list).
• Recommended offer: $283k (8.6% 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 East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 20 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 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 $9k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $283,486 (8.6% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $259,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 Swift Water Dr	0.42mi	3/2.0	1,415 (-1%)	1mo	$287,500	$203	77
4725 Many Waters Dr	0.37mi	3/2.0	1,461 (+3%)	3mo	$289,000	$198	74
817 Swift Water Dr	0.42mi	3/2.0	1,496 (+5%)	0mo	$289,000	$193	70
818 Great Waters Dr	0.24mi	3/2.0	1,631 (+14%)	1mo	$307,000	$188	62
4910 Coyote Run	0.39mi	3/2.0	1,552 (+9%)	5mo	$268,000	$173	61
390 Lollipop Trl	0.68mi	3/2.0	1,449 (+2%)	7mo	$260,000	$179	57
5141 Yellowstone Trl	0.37mi	3/2.0	1,600 (+12%)	4mo	$299,900	$187	57
5125 Spring Creek Rd	0.33mi	3/2.0	1,604 (+13%)	7mo	$289,900	$181	56
818 Running Water Trl	0.30mi	4/2.0 (+1)	1,581 (+11%)	7mo	$275,000	$174	55
841 Swift Water Dr	0.41mi	3/2.0	1,618 (+14%)	6mo	$279,000	$172	52
365 Lollipop Trl	0.73mi	3/2.0	1,595 (+12%)	4mo	$280,000	$176	40
349 Lollipop Trl	0.75mi	4/2.0 (+1)	1,569 (+10%)	1mo	$285,000	$182	40

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: 0.73×
• Total profit: $-23,134
• Equity at exit: $46,222

10-year hold

• IRR: 7.9%
• Equity multiple: 1.73×
• Total profit: $63,606
• Equity at exit: $26,803

Cash invested: $86,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,835 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$294 /mo · $3,531/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $190

Break-even live

Break-even rent $2,594

Max offer price $310,000

Occupancy floor 88%

Sensitivity live

Price	-10% $366	-5% $278	+0% $190	+5% $103	+10% $15
Rent	-10% $-33	-5% $79	+0% $190	+5% $302	+10% $414
Rate	-1.0pp $347	-0.5pp $269	base $190	+0.5pp $110	+1.0pp $28

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	14d	1	0.30mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	8d	1	0.77mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	0.77mi
1341 Briar Cliff Path Abilene, TX	4.0	2.0	1712	$3,100	$1.81	14d	1	0.88mi
1342 Lewis and Clark Trl Abilene, TX	3.0	2.0	1572	$6,900	$4.39	14d	1	0.95mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	18d	1	0.98mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	1.05mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	21d	1	1.05mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	8d	1	1.09mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	14d	1	1.15mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	25d	1	1.18mi
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	14d	1	1.18mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	1.26mi
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	8d	1	1.30mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	14d	1	1.34mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	1.34mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	1.37mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	1.38mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	14d	1	1.40mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	3d	1	1.49mi

Listing history 12 events

1. 2026-06-19
   days on market $310,000 Active 12 DOM
2. 2026-06-18
   days on market $310,000 Active 11 DOM
3. 2026-06-17
   days on market $310,000 Active 10 DOM
4. 2026-06-17
   status $310,000 Active 9 DOM
5. 2026-06-16
   days on market $310,000 Active Option Contract 9 DOM
6. 2026-06-15
   days on market $310,000 Active Option Contract 8 DOM
7. 2026-06-14
   days on market $310,000 Active Option Contract 6 DOM
8. 2026-06-13
   statusdays on market $310,000 Active Option Contract 5 DOM
9. 2026-06-10
   days on market $310,000 Active 3 DOM
10. 2026-06-09
    days on market $310,000 Active 2 DOM
11. 2026-06-08
    remarks 699-char remark
12. 2026-06-08
    listed $310,000 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: $3,531 · $294/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$2,142/yr (+$179/mo · 60.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $34,018
• − Mortgage interest: −$17,365
• − Property taxes: −$3,531
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$9,018
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $2,979/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): 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

+24.0% since first listed

12 events — show timeline

• 2026-06-04 Listed $310,000 NTREIS
• 2025-04-17 Sold (Public Records) — Public Records
• 2025-04-16 Sold (MLS) — NTREIS
• 2025-03-23 Pending — NTREIS
• 2025-03-20 Contingent — NTREIS
• 2025-03-18 Listed $149,500 NTREIS
• 2025-03-10 Sold (Public Records) — Public Records
• 2025-03-07 Sold (MLS) — NTREIS
• 2025-01-16 Pending — NTREIS
• 2024-06-20 Price Changed $225,000 NTREIS
• 2024-01-24 Listed $250,000 NTREIS
• 2003-09-03 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,531 · -3.7% YoY. Source: county tax records.