6925 Glen Abbey · Abilene, TX 79606

$339,900

4 bd · 2.0 ba · 1,726 sqft · SingleFamily · 11 Days on market

Built 2026 Good condition 0.44 ac lot Est $326k · at est. $21/mo HOA · 1% of rent

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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 +15.6/30.0
• ARV discount +5.6/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Agent related to owner. New Lantrip's Custom Homes in Forrest Meadows, located close to FM 89 and Wylie West schools. This new home is an open concept, split bedroom plan with vinyl flooring throughout. The kitchen features custom cabinetry, quartz countertops, an island with sink, and corner pantry. The ensuite includes a free standing tub, separate walk-in shower, dual sinks, and a large closet. Enjoy your morning coffee on the covered back porch, overlooking a landscaped yard enclosed by a wooden privacy fence, or cozy up next to the fireplace on cold evenings. Builder will provide a StrucSure 2-10 Warranty. Estimated completion- December or January.

Key facts

• Custom cabinetry
• Quartz countertops
• Vinyl flooring

Tags

• OPEN CONCEPT
• VINYL FLOORING
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• ISLAND WITH SINK
• CORNER PANTRY

Property features AI

Finance

• Other: Possession at closing/funding or upon completion; Agent related to owner
• HOA & community: Mandatory HOA; Annual association fee of $250 (includes management fees); HOA managed by Goodwin and Co

Exterior

• Parking: Attached 2-car garage (approx. 19' x 24'); 2 covered parking spaces; Driveway parking and on-street parking available; Garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One-story; New construction (incomplete, 2026); Deed restrictions; Subdivision: Forrest Meadows Add; Builder special listing condition
• Construction: Brick and siding exterior; Composition roof; Built in 2026
• Exterior features: Covered front and rear porches; Covered porch(es); Wood fencing (fenced yard); Sprinkler system; Landscaped; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Electric water heater
• Bedrooms: 4 bedrooms; Primary bedroom on main level with ensuite bath, garden tub, separate shower, dual sinks, and walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s); Central air; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Decorative lighting; Cable TV available; Walk-in closet(s)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $144 ($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 $318k (6.4% below list).
• Recommended offer: $318k (6.4% 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) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 17 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 $3,182/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 $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.

Negotiation context

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

Recommended offer $318,201 (6.4% below list)

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. 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: 0.94% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $326,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6901 Glen Abbey Rd	0.04mi	4/2.0	1,648 (-4%)	2mo	$309,900	$188	89
6909 Glen Abbey Rd	0.03mi	3/2.0 (-1)	1,642 (-5%)	2mo	$309,900	$189	84
7225 Tuscany Dr	0.32mi	4/2.0	1,760 (+2%)	1mo	$349,000	$198	81
6939 Forrest Meadows Dr	0.18mi	4/2.0	1,619 (-6%)	2mo	$310,000	$191	80
7553 Tuscany Dr	0.43mi	4/2.0	1,793 (+4%)	2mo	$327,500	$183	72
7412 Olive Grove Ave	0.42mi	3/2.0 (-1)	1,678 (-3%)	2mo	$325,000	$194	69
7501 Olive Grove Ave	0.48mi	4/2.0	1,857 (+8%)	0mo	$349,900	$188	64
7555 Salerno Ct	0.48mi	3/2.0 (-1)	1,785 (+3%)	3mo	$340,000	$190	64
4110 Forrest Hill Rd	0.52mi	4/2.0	1,879 (+9%)	2mo	$335,000	$178	60
7818 Tuscany Dr	0.67mi	3/2.0 (-1)	1,680 (-3%)	1mo	$315,000	$188	58
7657 Venice Dr	0.59mi	3/2.0 (-1)	1,644 (-5%)	2mo	$310,000	$189	57
7702 Venice Dr	0.60mi	3/2.0 (-1)	1,547 (-10%)	2mo	$279,900	$181	48

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: -7.9%
• Equity multiple: 0.69×
• Total profit: $-29,042
• Equity at exit: $50,680

10-year hold

• IRR: 7.2%
• Equity multiple: 1.67×
• Total profit: $63,291
• Equity at exit: $29,388

Cash invested: $95,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,182 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$21
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $144

Break-even live

Break-even rent $3,000

Max offer price $339,900

Occupancy floor 90%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.07mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	12d	1	0.09mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.25mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	0.29mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.30mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	0.45mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	17d	1	0.59mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	0.68mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.81mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.93mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	0.94mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	21d	1	1.11mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	13d	1	1.14mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	1.15mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	1.22mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	1.43mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	5d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 10 events

1. 2026-06-19
   days on market $339,900 Active 11 DOM
2. 2026-06-18
   days on market $339,900 Active 10 DOM
3. 2026-06-17
   days on market $339,900 Active 9 DOM
4. 2026-06-16
   days on market $339,900 Active 8 DOM
5. 2026-06-15
   days on market $339,900 Active 7 DOM
6. 2026-06-14
   days on market $339,900 Active 5 DOM
7. 2026-06-13
   days on market $339,900 Active 4 DOM
8. 2026-06-10
   days on market $339,900 Active 2 DOM
9. 2026-06-09
   remarks 661-char remark
10. 2026-06-09
    listed $339,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,184
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,055
• − Management: −$3,055
• − HOA: −$252
• − Depreciation: −$9,888
• Taxable loss: −$3,903
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $2,663/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a new construction feel, featuring custom cabinetry and vinyl flooring. It is located in a desirable area with close proximity to schools and amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Both Landscaping and irrigation system — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Both Landscaping and irrigation system — Enhances curb appeal and adds value ↑

ⓘ 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

1 event — show timeline

• 2026-06-08 Listed $339,900 NTREIS