3297 Woodlake Dr · Abilene, TX 79606

$359,900

4 bd · 2.0 ba · 2,035 sqft · SingleFamily public records

Built 2015 0.43 ac lot Est $360k · at est.

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Impressive 4 bedroom, 2 bath, great open concept, great windows let in lots ion sunlight, split bedrooms, wonderful kitchen, bedrooms are split, beautiful primary with wonderful en suite bath.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Cap rate 8.6% vs local median 6.8% 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.
• 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.
• Zoned schools: Ward El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 494 students, 52% FRL).
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $4,154/mo this rent would consume 63% 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 $11k 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 $101k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $359,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $360,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3297 Woodlake Dr	0.00mi	4/2.0	2,035 (0%)	1mo	$359,900	$177	99
4082 Esman Ct	0.49mi	4/2.0	2,034 (-0%)	0mo	$390,000	$192	77
4858 Jennifer Ln	0.46mi	3/2.0 (-1)	2,120 (+4%)	1mo	$345,000	$163	66
2549 Woodlake Dr	0.67mi	3/2.5 (-1)	1,969 (-3%)	2mo	$374,900	$190	55
3226 Pheasant Dr	0.49mi	3/2.0 (-1)	1,841 (-10%)	4mo	$315,000	$171	53
29 Pebble Bch	0.48mi	3/2.0 (-1)	2,270 (+12%)	1mo	$320,000	$141	52
9 Tamarisk Cir	0.69mi	3/2.5 (-1)	2,139 (+5%)	5mo	$385,000	$180	48
3142 Winter Hawk Dr	0.65mi	3/2.0 (-1)	1,832 (-10%)	2mo	$309,900	$169	46
3834 Westchester Dr	0.58mi	3/2.0 (-1)	2,293 (+13%)	2mo	$229,900	$100	45
4701 Circle Nineteen	0.61mi	3/2.0 (-1)	1,739 (-14%)	2mo	$330,000	$190	41
94 Glen Abbey St	0.56mi	3/2.5 (-1)	2,310 (+14%)	5mo	$409,000	$177	40
4673 Pamela Dr	0.71mi	3/2.0 (-1)	1,735 (-15%)	3mo	$209,900	$121	35

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $7,517
• Equity at exit: $53,662

10-year hold

• IRR: 16.0%
• Equity multiple: 2.62×
• Total profit: $163,325
• Equity at exit: $31,118

Cash invested: $100,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,154 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$557 /mo · $6,687/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $687

Break-even live

Break-even rent $3,284

Max offer price $359,900

Occupancy floor 78%

Sensitivity live

Price	-10% $891	-5% $789	+0% $687	+5% $585	+10% $483
Rent	-10% $359	-5% $523	+0% $687	+5% $851	+10% $1,015
Rate	-1.0pp $868	-0.5pp $779	base $687	+0.5pp $594	+1.0pp $499

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	25d	1	0.14mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	8d	1	0.62mi
3826 Crest Way Abilene, TX	3.0	2.0	1721	$2,695	$1.57	44d	1	0.65mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	14d	1	0.83mi
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	0d	1	0.86mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	11d	1	1.11mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	44d	1	1.13mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	1.17mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	22d	1	1.25mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	1.31mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	1.35mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	12d	1	1.39mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	1.39mi

Listing history 9 events

1. 2026-05-24
   historical
2. 2026-05-23
   listed $359,900
3. 2024-08-29
   historical
4. 2024-06-29
   price $349,900
5. 2024-04-24
   listed $354,500 Active
6. 2015-04-14
   soldstatus Sold
7. 2015-04-14
   soldstatus
8. 2015-03-31
   status Pending
9. 2014-04-08
   listed $35,000 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: $6,687 · $557/mo
• Projected year-2 tax: $6,687 · $557/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 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: $49,847
• − Mortgage interest: −$20,160
• − Property taxes: −$6,687
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,988
• − Management: −$3,988
• − Depreciation: −$10,470
• Taxable income: $2,755
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $7,583/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

+928.3% since first listed

9 events — show timeline

• 2026-05-24 Listing Removed — NTREIS
• 2026-05-23 Listed $359,900 NTREIS
• 2024-08-29 Listing Removed — NTREIS
• 2024-06-29 Price Changed $349,900 NTREIS
• 2024-04-24 Listed $354,500 NTREIS
• 2015-04-14 Sold (Public Records) — Public Records
• 2015-04-14 Sold (MLS) — NTREIS
• 2015-03-31 Pending — NTREIS
• 2014-04-08 Listed $35,000 NTREIS

Property tax history

+24.9%/yr

Latest (2025): $6,687 · -1.3% YoY. Source: county tax records.