3334 Laxmi Govind Dr · Abilene, TX 79606

$275,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 3 Days on market

Built 2024 Excellent condition 9,409 sqft lot Est $254k · 8% over $15/mo HOA

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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
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• ARV discount +3.8/15.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely Immaculate! This 3 Bedroom, 2 bath home, located on a quiet Cul De Sac, in the sought after Forrest Hills subdivision, has been meticulously maintained and well taken care of. With several trees already planted and plantation shutters already installed, this property is better than new! The open lay out is lined with rich LVP flooring, Granite counters accent the kitchen, and natural light fills the rooms. Also in the kitchen you will appreciate stainless steel appliances, all of which are included, a breakfast bar, and a nice corner pantry. Bedrooms are split creating a peaceful and private primary that is a fantastic retreat. The room is spacious and the restroom is spa like wi

Key facts

• Cul de sac
• Lvp flooring
• Granite counters

Tags

• CUL DE SAC
• FORREST HILLS SUBDIVISION
• SEVERAL TREES PLANTED
• PLANTATION SHUTTERS INSTALLED
• LVP FLOORING
• GRANITE COUNTERS

Property features AI

Finance

• Other: Subdivision: Forrest Meadows Add; Directions: Traveling South on Buffalo Gap Rd, turn right onto Forrest Hill Dr. Turn right on Tin Cup and right onto Laxmi Govind Dr. Property will be on the right.
• HOA & community: Mandatory HOA (Forrest Meadows POA); Annual association fee of $180; Association fee includes management fees

Exterior

• Parking: Attached 2-car garage; Driveway; 2 covered parking spaces
• Utilities: City water; City sewer; Cable available; Not in a municipal utility district
• Home design: Single family residence; One-story; Residential property; Deed-restricted (Deed restrictions apply)
• Construction: Built in 2024 (preowned); Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered front porch; Covered patio; Private yard; Landscaped yard with sprinkler system; Large backyard with grass; Few trees

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Primary bedroom on main level with ensuite bath, dual sinks and walk-in closet; Two additional bedrooms on main level (split bedroom layout)
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Built-in features; Cable TV available; High speed internet available; Decorative lighting; Plantation shutters and window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• 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 $3,043/mo this rent would consume 46% 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 $8k 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 $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $275,000

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: 1.11% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $253,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3334 Laxmi Govind Dr	0.00mi	3/2.0	1,380 (0%)	1mo	$275,000	$199	99
7665 Vineyard Dr	0.49mi	3/2.0	1,413 (+2%)	5mo	$244,900	$173	69
7709 Vineyard Dr	0.54mi	3/2.0	1,390 (+1%)	7mo	$240,000	$173	68
7801 Vineyard Dr	0.60mi	3/2.0	1,400 (+1%)	3mo	$275,000	$196	67
7007 Nikhil Ln	0.64mi	3/2.0	1,362 (-1%)	3mo	$249,900	$183	66
6947 Forrest Meadows Dr	0.26mi	3/2.0	1,569 (+14%)	6mo	$289,000	$184	60
4117 Karen Dr	0.74mi	3/2.0	1,334 (-3%)	1mo	$245,000	$184	59
7818 Florence Dr	0.62mi	3/2.0	1,309 (-5%)	5mo	$250,000	$191	58
7702 Venice Dr	0.55mi	3/2.0	1,547 (+12%)	2mo	$279,900	$181	53
7717 Vineyard Dr	0.55mi	4/2.0 (+1)	1,552 (+12%)	4mo	$314,900	$203	46
7501 White Blvd	0.55mi	3/2.0	1,574 (+14%)	6mo	$240,000	$152	45
7718 Florence Dr	0.55mi	4/2.0 (+1)	1,558 (+13%)	4mo	$293,900	$189	45

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,101
• Equity at exit: $41,003

10-year hold

• IRR: 13.8%
• Equity multiple: 2.37×
• Total profit: $105,617
• Equity at exit: $23,777

Cash invested: $77,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,043 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$420 /mo · $5,038/yr
• Insurance: −$115
• HOA: −$15
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $413

Break-even live

Break-even rent $2,521

Max offer price $275,000

Occupancy floor 81%

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: $68,750
• Closing costs: $8,250
• 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	0.09mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	12d	1	0.12mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.30mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	0.35mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.36mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	0.44mi
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	0.73mi
3925 Craig Dr Abilene, TX	3.0	2.0	1014	$2,095	$2.07	13d	1	0.79mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.86mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	0.99mi
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
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	1.21mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	1.26mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	1.39mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-16
   status Pending
4. 2026-04-13
   listed $275,000 Active

ⓘ 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: $5,038 · $420/mo
• Projected year-2 tax: $5,038 · $420/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $36,518
• − Mortgage interest: −$15,404
• − Property taxes: −$5,038
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − HOA: −$180
• − Depreciation: −$8,000
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $4,788/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 · 13 photos

Excellent 95/100 None rehab

This immaculate 3-bedroom, 2-bath home in the sought-after Forrest Hills subdivision is move-in ready with excellent condition and no visible repairs needed.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home look new
• Both Furniture — Furniture can make a home feel lived-in and cozy

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home look new ↑
• Both Furniture — Furniture can make a home feel lived-in and cozy ↑

ⓘ 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: 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 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-04-16 Pending — NTREIS
• 2026-04-13 Listed $275,000 NTREIS