149 Spring Park Way · Abilene, TX 79602

$289,000

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 71 Days on market

Built 2021 6,970 sqft lot Est $338k · 14% under $21/mo HOA · 1% of rent

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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 +17.3/30.0
• ARV discount +14.0/15.0
• 1% rule +5.9/10.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this house your home in the highly sought after Carriage Hills Neighborhood! This stunning Abstract Contractors home gives you generous space for you and your family to enjoy. Offering exceptional design and luxury inclusions such as, rich luxury vinyl floors in focal areas, crown molding and trendy light fixtures throughout. The home welcomes you into the large open concept kitchen, family and dining room with a beautiful fireplace. The kitchen is equipped with granite countertops, designer pattern backsplash, and custom cabinetry to inspire your inner chef. The price also includes a sprinkler system and sod. Hurry while you still have time to make some selections! Be in your new home for the holidays!

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2021

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA fee $250 annually; HOA fee includes management fees

Exterior

• Parking: Covered parking for 2 vehicles; Attached 2-car garage with garage door opener; Driveway; On-street parking; Side-by-side garage layout
• Security: Smoke detector(s)
• Utilities: City water with individual water meter; City sewer; Electricity connected; Underground utilities; Asphalt roads and curbs
• Home design: Single family residence; Residential property; One story; Property not attached; Deed restrictions
• Construction: Built in 2021; Brick construction; Composition roof; Slab foundation
• Exterior features: Fenced yard; Interior lot; Easements for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the main level (including a primary bedroom on the main level)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; High-speed internet available; Pantry; Walk-in closet(s); One living area; One dining area; Living room with fireplace; Room count: 4; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Stacked W/D area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $272k (6.0% below list) — sets the bar for market timing.

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; 23 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).
• This rent runs 42% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $337,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Spring Park Way	0.00mi	3/2.0	1,714 (0%)	1mo	$289,000	$169	99
132 Lake Ridge Ct	0.09mi	3/2.0	1,662 (-3%)	1mo	$350,000	$211	90
7685 Lake Ridge Pkwy	0.39mi	3/2.0	1,650 (-4%)	0mo	$325,000	$197	75
7633 Wildflower Way	0.31mi	4/2.0 (+1)	1,764 (+3%)	1mo	$348,000	$197	75
7689 Lake Ridge Pkwy	0.40mi	3/2.0	1,650 (-4%)	1mo	$325,000	$197	75
7693 Lake Ridge Pkwy	0.41mi	3/2.0	1,650 (-4%)	0mo	$325,000	$197	74
331 Sophia Ln	0.38mi	3/2.0	1,632 (-5%)	0mo	$329,000	$202	74
7321 Wildflower Way	0.44mi	4/2.0 (+1)	1,737 (+1%)	1mo	$335,000	$193	72
7580 Wildflower	0.33mi	3/2.0	1,522 (-11%)	0mo	$304,900	$200	66
7584 Wildflower	0.34mi	3/2.0	1,522 (-11%)	0mo	$304,900	$200	65
7654 Hudson Way	0.36mi	4/2.0 (+1)	1,577 (-8%)	1mo	$335,000	$212	65
365 Eagle Mountain Dr	0.73mi	4/2.0 (+1)	1,970 (+15%)	0mo	$365,000	$185	36

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-16,422
• Equity at exit: $43,091

10-year hold

• IRR: 10.1%
• Equity multiple: 1.98×
• Total profit: $79,705
• Equity at exit: $24,987

Cash invested: $80,920 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,145 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$615 /mo · $7,376/yr
• Insurance: −$120
• HOA: −$21
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $213

Break-even live

Break-even rent $2,876

Max offer price $289,000

Occupancy floor 88%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.27mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.28mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.29mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	43d	1	0.31mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	0.35mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.35mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	3d	1	0.35mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	43d	1	0.35mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	20d	1	0.36mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	0.38mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	3d	1	0.40mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.44mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.46mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.50mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.53mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.53mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.53mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.53mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.54mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	2d	1	0.57mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.64mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	2d	1	0.93mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.93mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 7 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   status Active
3. 2026-03-18
   price $289,000
4. 2026-01-12
   listed $294,900 Active
5. 2021-12-01
   soldstatus Sold 718-char remark

   Show marketing remark (718 chars)

   Make this house your home in the highly sought after Carriage Hills Neighborhood! This stunning Abstract Contractors home gives you generous space for you and your family to enjoy. Offering exceptional design and luxury inclusions such as, rich luxury vinyl floors in focal areas, crown molding and trendy light fixtures throughout. The home welcomes you into the large open concept kitchen, family and dining room with a beautiful fireplace. The kitchen is equipped with granite countertops, designer pattern backsplash, and custom cabinetry to inspire your inner chef. The price also includes a sprinkler system and sod. Hurry while you still have time to make some selections! Be in your new home for the holidays!

6. 2021-10-20
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Make this house your home in the highly sought after Carriage Hills Neighborhood! This stunning Abstract Contractors home gives you generous space for you and your family to enjoy. Offering exceptional design and luxury inclusions such as, rich luxury vinyl floors in focal areas, crown molding and trendy light fixtures throughout. The home welcomes you into the large open concept kitchen, family and dining room with a beautiful fireplace. The kitchen is equipped with granite countertops, designer pattern backsplash, and custom cabinetry to inspire your inner chef. The price also includes a sprinkler system and sod. Hurry while you still have time to make some selections! Be in your new home for the holidays!

7. 2021-09-09
   listed $269,900 Active 718-char remark

   Show marketing remark (718 chars)

   Make this house your home in the highly sought after Carriage Hills Neighborhood! This stunning Abstract Contractors home gives you generous space for you and your family to enjoy. Offering exceptional design and luxury inclusions such as, rich luxury vinyl floors in focal areas, crown molding and trendy light fixtures throughout. The home welcomes you into the large open concept kitchen, family and dining room with a beautiful fireplace. The kitchen is equipped with granite countertops, designer pattern backsplash, and custom cabinetry to inspire your inner chef. The price also includes a sprinkler system and sod. Hurry while you still have time to make some selections! Be in your new home for the holidays!

ⓘ 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: $7,376 · $615/mo
• Projected year-2 tax: $7,376 · $615/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 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: $37,743
• − Mortgage interest: −$16,188
• − Property taxes: −$7,376
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,019
• − Management: −$3,019
• − HOA: −$252
• − Depreciation: −$8,407
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $3,028/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

+7.1% since first listed

7 events — show timeline

• 2026-04-09 Pending — NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-18 Price Changed $289,000 NTREIS
• 2026-01-12 Listed $294,900 NTREIS
• 2021-12-01 Sold (MLS) — NTREIS
• 2021-10-20 Pending — NTREIS
• 2021-09-09 Listed $269,900 NTREIS

Property tax history

+56.6%/yr

Latest (2025): $7,376 · +1.4% YoY. Source: county tax records.