3418 Front Nine · Abilene, TX 79606

$448,000

4 bd · 2.5 ba · 2,360 sqft · SingleFamily · 22 Days on market

Built 2021 9,801 sqft lot Est $467k · at est. $55/mo HOA · 2% of rent

---

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).

• ARV discount +9.4/15.0
• Cash flow +8.9/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this gorgeous turn-key beauty in The Tributes at Double Eagle featuring an open floor plan, vaulted ceiling and inviting natural light; neutral color palette, stone and shiplap wood burning fireplace, eat-in kitchen, island with breakfast bar, modern farmhouse lighting and quartz countertops throughout; The primary bedroom features an en suite bath with separate tub and shower with beautiful designer tile, split double vanities, and large walk-in closet; Each of the secondary bedrooms have ample closet space; the hall bath features a split double vanity and separate bath area; the laundry room has tons of cabinet storage as well as a folding area; enjoy the outdoors on the covered patios; this property has gorgeous landscaping and is easy to maintain with an irrigation system in the front and back yards; and finally, keep cool this summer and head over to the neighborhood pool!

Key facts

• Custom cabinetry
• Granite countertops
• Chef's kitchen

Tags

• FLOOR TO CEILING FIREPLACE
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• OVERSIZED PANTRY

Property features AI

Finance

• Other: Directions: Heading East on Antilley, turn left onto Glen Abbey. Turn left onto Front Nine; the home will be on the left.
• HOA & community: Mandatory HOA; HOA maintenance covers grounds; HOA fee $660 annually; HOA managed by Goodwin Co (855-289-6007)

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: City water; City sewer; Curbs and sidewalk; Located in a municipal utility district
• Home design: Single family residence; One story; Residential property; Subdivision: TributesDouble Eagle
• Construction: Built in 2021; Board & batten siding and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Eat-in kitchen; Walk-in pantry; Dishwasher; Electric range
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 with dual master baths, ensuite bath, separate shower, and walk-in closet(s)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms, 1 half bathroom; Bathroom with dual sinks, separate vanities, and granite countertops
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Eat-in kitchen; Kitchen island; Pantry; Vaulted ceiling(s); Walk-in closet(s); One living area; One dining area; Room count: 5
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $448k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (21.3% below list).
• Recommended offer: $353k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 6.7% in Abilene — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $3,528/mo this rent would consume 53% 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

• It's been on market 22 days — a 2% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $352,766 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $467,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3418 Double Eagle Ln	0.06mi	4/3.0	2,350 (-0%)	1mo	$465,000	$198	94
3418 Ace	0.11mi	4/2.5	2,420 (+2%)	0mo	$465,000	$192	90
6433 Tin Cup	0.19mi	3/2.0 (-1)	2,350 (-0%)	1mo	$479,000	$204	82
6625 Tin Cup Dr	0.27mi	4/2.5	2,278 (-4%)	0mo	$469,900	$206	81
3318 Birdie	0.25mi	4/3.0	2,288 (-3%)	0mo	$469,000	$205	81
3309 Birdie Ln	0.28mi	4/2.5	2,439 (+3%)	1mo	$499,900	$205	81
3326 Birdie	0.24mi	4/3.0	2,481 (+5%)	0mo	$508,000	$205	78
29 Pebble Bch	0.34mi	3/2.0 (-1)	2,270 (-4%)	1mo	$320,000	$141	70
6134 Laurel Ct	0.25mi	3/2.5 (-1)	2,532 (+7%)	2mo	$305,150	$121	69
6 Olympic Cir	0.49mi	3/2.0 (-1)	2,442 (+4%)	1mo	$360,000	$147	64
37 Pinehurst St	0.63mi	4/2.0	2,433 (+3%)	2mo	$375,000	$154	62
7250 Tuscany Dr	0.72mi	4/2.0	2,054 (-13%)	2mo	$379,900	$185	41

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: -16.6%
• Equity multiple: 0.39×
• Total profit: $-77,060
• Equity at exit: $66,798

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-11,764
• Equity at exit: $38,735

Cash invested: $125,440 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,528 high
• Mortgage (P&I): −$2,349
• Tax est. 1.5%: −$560 /mo · $6,720/yr
• Insurance: −$187
• HOA: −$55
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-364

Break-even live

Break-even rent $3,989

Max offer price $395,303

Occupancy floor —

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: $112,000
• Closing costs: $13,440
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.48mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.60mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	11d	1	0.63mi
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	24d	1	0.89mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	4d	1	1.11mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	1.13mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	3d	1	1.28mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	7d	1	1.37mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	43d	1	1.40mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-06-19
   days on market $448,000 Active 22 DOM
2. 2026-06-18
   days on market $448,000 Active 21 DOM
3. 2026-06-17
   days on market $448,000 Active 20 DOM
4. 2026-06-16
   days on market $448,000 Active 19 DOM
5. 2026-06-15
   days on market $448,000 Active 18 DOM
6. 2026-06-14
   days on market $448,000 Active 16 DOM
7. 2026-06-13
   pricedays on market $448,000 Active 15 DOM
8. 2026-06-10
   days on market $458,000 Active 13 DOM
9. 2026-06-09
   days on market $458,000 Active 12 DOM
10. 2026-06-08
    days on market $458,000 Active 11 DOM
11. 2026-06-07
    days on market $458,000 Active 10 DOM
12. 2026-06-05
    days on market $458,000 Active 7 DOM
13. 2026-06-02
    days on market $458,000 Active 5 DOM
14. 2026-06-01
    days on market $458,000 Active 4 DOM
15. 2026-05-31
    days on market $458,000 Active 3 DOM
16. 2026-05-30
    days on market $458,000 Active 2 DOM
17. 2026-05-23
    listed $458,000 Active
18. 2022-09-19
    soldstatus Closed 906-char remark

    Show marketing remark (906 chars)

    Welcome Home to this gorgeous turn-key beauty in The Tributes at Double Eagle featuring an open floor plan, vaulted ceiling and inviting natural light; neutral color palette, stone and shiplap wood burning fireplace, eat-in kitchen, island with breakfast bar, modern farmhouse lighting and quartz countertops throughout; The primary bedroom features an en suite bath with separate tub and shower with beautiful designer tile, split double vanities, and large walk-in closet; Each of the secondary bedrooms have ample closet space; the hall bath features a split double vanity and separate bath area; the laundry room has tons of cabinet storage as well as a folding area; enjoy the outdoors on the covered patios; this property has gorgeous landscaping and is easy to maintain with an irrigation system in the front and back yards; and finally, keep cool this summer and head over to the neighborhood pool!

19. 2022-08-24
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Welcome Home to this gorgeous turn-key beauty in The Tributes at Double Eagle featuring an open floor plan, vaulted ceiling and inviting natural light; neutral color palette, stone and shiplap wood burning fireplace, eat-in kitchen, island with breakfast bar, modern farmhouse lighting and quartz countertops throughout; The primary bedroom features an en suite bath with separate tub and shower with beautiful designer tile, split double vanities, and large walk-in closet; Each of the secondary bedrooms have ample closet space; the hall bath features a split double vanity and separate bath area; the laundry room has tons of cabinet storage as well as a folding area; enjoy the outdoors on the covered patios; this property has gorgeous landscaping and is easy to maintain with an irrigation system in the front and back yards; and finally, keep cool this summer and head over to the neighborhood pool!

20. 2022-08-01
    listed $439,900 Active 906-char remark

    Show marketing remark (906 chars)

    Welcome Home to this gorgeous turn-key beauty in The Tributes at Double Eagle featuring an open floor plan, vaulted ceiling and inviting natural light; neutral color palette, stone and shiplap wood burning fireplace, eat-in kitchen, island with breakfast bar, modern farmhouse lighting and quartz countertops throughout; The primary bedroom features an en suite bath with separate tub and shower with beautiful designer tile, split double vanities, and large walk-in closet; Each of the secondary bedrooms have ample closet space; the hall bath features a split double vanity and separate bath area; the laundry room has tons of cabinet storage as well as a folding area; enjoy the outdoors on the covered patios; this property has gorgeous landscaping and is easy to maintain with an irrigation system in the front and back yards; and finally, keep cool this summer and head over to the neighborhood pool!

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $42,332
• − Mortgage interest: −$25,095
• − Property taxes: −$6,720
• − Insurance: −$2,240
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − HOA: −$660
• − Depreciation: −$13,033
• Taxable loss: −$12,189
• Est. tax savings @ 24.0%: +$2,925
• After-tax cash flow: $-1,445/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

+4.1% since first listed

4 events — show timeline

• 2026-05-23 Listed $458,000 NTREIS
• 2022-09-19 Sold (MLS) — NTREIS
• 2022-08-24 Pending — NTREIS
• 2022-08-01 Listed $439,900 NTREIS