3218 Woodlake Dr · Abilene, TX 79606

$330,000

4 bd · 2.5 ba · 2,298 sqft · SingleFamily public records · 73 Days on market

Built 1979 0.33 ac lot $144/sqft · 14% above area Est $290k · 14% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot home in established South Abilene neighborhood with mature trees. Tons of potential. Rear entry garage with long driveway. 4 spacious bedrooms and 3 full bathrooms. Large primary bedroom with walk-in closets, dual sinks, large walk-in tile show with glass door. Saltillo tile in all common areas. Great kitchen with chef's gas cooktop, double ovens with convection and microwave. War Beautiful Samsung refrigerator. Ample cabinets for storage and a breakfast bar. Private 4th bedroom with en-suite bathroom. Large, shaded backyard, sprinkler system and wood privacy fence.

Key facts

• Dual sinks
• Walk-in closets
• Walk-in tile shower

Tags

• CORNER LOT
• REAR ENTRY GARAGE
• LONG DRIVEWAY
• WALK-IN CLOSETS
• DUAL SINKS
• WALK-IN TILE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $310k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.8% 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: schools D+, 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.
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,850/mo this rent would consume 58% 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 $10k 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 $92k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 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 $310,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.17% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $290,202
• List price: $330,000
• Delta: 13.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3297 Woodlake Dr	0.18mi	4/2.0	2,035 (-11%)	1mo	$359,900	$177	70
29 Pebble Bch	0.55mi	3/2.0 (-1)	2,270 (-1%)	1mo	$320,000	$141	64
3834 Westchester Dr	0.64mi	3/2.0 (-1)	2,293 (-0%)	2mo	$229,900	$100	61
5518 Chimney Rock Rd	0.55mi	4/4.0	2,436 (+6%)	2mo	$319,900	$131	56
6 Olympic Cir	0.61mi	3/2.0 (-1)	2,442 (+6%)	1mo	$360,000	$147	54
33 Tamarisk Cir	0.57mi	3/2.0 (-1)	2,427 (+6%)	5mo	$420,000	$173	53
4858 Jennifer Ln	0.55mi	3/2.0 (-1)	2,120 (-8%)	2mo	$345,000	$163	53
4082 Esman Ct	0.61mi	4/2.0	2,034 (-12%)	0mo	$390,000	$192	50
9 Tamarisk Cir	0.65mi	3/2.5 (-1)	2,139 (-7%)	5mo	$385,000	$180	49
2549 Woodlake Dr	0.49mi	3/2.5 (-1)	1,969 (-14%)	2mo	$374,900	$190	46
6134 Laurel Ct	0.66mi	3/2.5 (-1)	2,532 (+10%)	2mo	$305,150	$121	45
2558 Meadow Lake Dr	0.60mi	3/2.0 (-1)	2,598 (+13%)	2mo	$325,000	$125	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: 3.3%
• Equity multiple: 1.13×
• Total profit: $12,300
• Equity at exit: $49,204

10-year hold

• IRR: 17.2%
• Equity multiple: 2.75×
• Total profit: $162,055
• Equity at exit: $28,532

Cash invested: $92,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,850 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$462 /mo · $5,539/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $712

Break-even live

Break-even rent $2,949

Max offer price $330,000

Occupancy floor 77%

Sensitivity live

Price	-10% $899	-5% $805	+0% $712	+5% $618	+10% $525
Rent	-10% $408	-5% $560	+0% $712	+5% $864	+10% $1,016
Rate	-1.0pp $878	-0.5pp $796	base $712	+0.5pp $626	+1.0pp $539

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	26d	1	0.28mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	9d	1	0.61mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	46d	1	0.73mi
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	1d	1	0.91mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	15d	1	0.92mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	12d	1	0.97mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	6d	1	1.00mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	46d	1	1.00mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	23d	1	1.24mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	23d	1	1.34mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	13d	1	1.39mi

Listing history 8 events

1. 2026-05-30
   days on market $330,000 Active 73 DOM
2. 2026-02-26
   listed $330,000 Active 583-char remark

   Show marketing remark (583 chars)

   Corner lot home in established South Abilene neighborhood with mature trees. Tons of potential. Rear entry garage with long driveway. 4 spacious bedrooms and 3 full bathrooms. Large primary bedroom with walk-in closets, dual sinks, large walk-in tile show with glass door. Saltillo tile in all common areas. Great kitchen with chef's gas cooktop, double ovens with convection and microwave. War Beautiful Samsung refrigerator. Ample cabinets for storage and a breakfast bar. Private 4th bedroom with en-suite bathroom. Large, shaded backyard, sprinkler system and wood privacy fence.

3. 2022-04-25
   soldstatus Closed 810-char remark

   Show marketing remark (810 chars)

   Southwest style stunner! Huge living room with gorgeous picture frame molding and a vaulted ceiling. Windows and French doors open to the covered deck and a well- maintained backyard. Wet bar great for entertaining or keeping snacks ready for your favorite people! A true cook's dream of a kitchen. High end gas cooktop, double ovens with convection and microwave. Warming drawer. Beautiful Samsung refrigerator. Dishwasher is new. Lots of cabinets for storage and a breakfast bar. Primary bedroom is large with a recently updated en-suite bath with a wonderful walk-in shower. 1 guest bedroom has a private bathroom and one guest room opens to a bathroom that also opens to a hallway. Over size garage with room for projects. Sprinkler system and small storage building. (Verify all measurements.)

4. 2022-04-25
   soldstatus

   Show marketing remark (810 chars)

   Southwest style stunner! Huge living room with gorgeous picture frame molding and a vaulted ceiling. Windows and French doors open to the covered deck and a well- maintained backyard. Wet bar great for entertaining or keeping snacks ready for your favorite people! A true cook's dream of a kitchen. High end gas cooktop, double ovens with convection and microwave. Warming drawer. Beautiful Samsung refrigerator. Dishwasher is new. Lots of cabinets for storage and a breakfast bar. Primary bedroom is large with a recently updated en-suite bath with a wonderful walk-in shower. 1 guest bedroom has a private bathroom and one guest room opens to a bathroom that also opens to a hallway. Over size garage with room for projects. Sprinkler system and small storage building. (Verify all measurements.)

5. 2022-03-29
   status Pending 810-char remark

   Show marketing remark (810 chars)

   Southwest style stunner! Huge living room with gorgeous picture frame molding and a vaulted ceiling. Windows and French doors open to the covered deck and a well- maintained backyard. Wet bar great for entertaining or keeping snacks ready for your favorite people! A true cook's dream of a kitchen. High end gas cooktop, double ovens with convection and microwave. Warming drawer. Beautiful Samsung refrigerator. Dishwasher is new. Lots of cabinets for storage and a breakfast bar. Primary bedroom is large with a recently updated en-suite bath with a wonderful walk-in shower. 1 guest bedroom has a private bathroom and one guest room opens to a bathroom that also opens to a hallway. Over size garage with room for projects. Sprinkler system and small storage building. (Verify all measurements.)

6. 2022-03-20
   listed Active Option Contract 810-char remark

   Show marketing remark (810 chars)

   Southwest style stunner! Huge living room with gorgeous picture frame molding and a vaulted ceiling. Windows and French doors open to the covered deck and a well- maintained backyard. Wet bar great for entertaining or keeping snacks ready for your favorite people! A true cook's dream of a kitchen. High end gas cooktop, double ovens with convection and microwave. Warming drawer. Beautiful Samsung refrigerator. Dishwasher is new. Lots of cabinets for storage and a breakfast bar. Primary bedroom is large with a recently updated en-suite bath with a wonderful walk-in shower. 1 guest bedroom has a private bathroom and one guest room opens to a bathroom that also opens to a hallway. Over size garage with room for projects. Sprinkler system and small storage building. (Verify all measurements.)

7. 2022-03-11
   listed $274,000 810-char remark

   Show marketing remark (810 chars)

   Southwest style stunner! Huge living room with gorgeous picture frame molding and a vaulted ceiling. Windows and French doors open to the covered deck and a well- maintained backyard. Wet bar great for entertaining or keeping snacks ready for your favorite people! A true cook's dream of a kitchen. High end gas cooktop, double ovens with convection and microwave. Warming drawer. Beautiful Samsung refrigerator. Dishwasher is new. Lots of cabinets for storage and a breakfast bar. Primary bedroom is large with a recently updated en-suite bath with a wonderful walk-in shower. 1 guest bedroom has a private bathroom and one guest room opens to a bathroom that also opens to a hallway. Over size garage with room for projects. Sprinkler system and small storage building. (Verify all measurements.)

8. 1985-01-17
   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: $5,539 · $462/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$500/yr (+$42/mo · 9.0%)

ⓘ 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 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: $46,200
• − Mortgage interest: −$18,485
• − Property taxes: −$5,539
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,696
• − Management: −$3,696
• − Depreciation: −$9,600
• Taxable income: $3,534
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $7,694/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: 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): 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

+20.4% since first listed

7 events — show timeline

• 2026-02-26 Listed $330,000 NTREIS
• 2022-04-25 Sold (Public Records) — Public Records
• 2022-04-25 Sold (MLS) — NTREIS
• 2022-03-29 Pending — NTREIS
• 2022-03-20 Listed — NTREIS
• 2022-03-11 Listed $274,000 NTREIS
• 1985-01-17 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,539 · -2.3% YoY. Source: county tax records.