7626 Hudson Way · Abilene, TX 79602

$329,900

3 bd · 2.0 ba · 1,564 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition 8,973 sqft lot $211/sqft · 6% above area Est $312k · 6% over $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 +15.5/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• ARV discount +4.9/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.2/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bluebonnet floor plan in the highly sought-after Carriage Hill subdivision within Wylie East ISD. This stunning 3-bedroom, 2-bath home perfectly balances style, comfort, and functionality. The open-concept layout offers a spacious living area that flows seamlessly into a modern kitchen featuring a large island, sleek countertops, stainless steel appliances, and ample cabinetry. Natural light fills the home, highlighting the elegant finishes and thoughtful details throughout. The private primary suite provides a relaxing retreat with a large walk-in closet and a beautiful en-suite bath featuring dual sinks and a tiled shower. Two additional bedrooms share a well-appointed hall

Key facts

• Large island
• Modern kitchen
• Open-concept layout

Tags

• CARRIAGE HILL SUBDIVISION
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Property is listed by builder; Possession at closing/funding; Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA (Carriage Hills HOA); HOA management provided; HOA fee $250 annually (includes management fees)

Exterior

• Parking: 2 covered garage spaces; Attached 2-car garage with garage door opener; Driveway; Asphalt surfaces; Enclosed garage
• Security: Security lights
• Utilities: City water; City sewer; Electricity connected; Concrete curbs and sidewalks
• Home design: Single-family residence; One story; Residential property in Carriage Hills planned development; New construction (incomplete, 2026)
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Awning(s); Back yard fencing (wood); Fenced yard; Landscaped lot; Sprinkler system; Interior lot; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island; Pantry; Granite counters; Eat-in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with ensuite bath, dual sinks, and walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Decorative lighting; Double vanity in bath; Eat-in kitchen; Granite kitchen counters; High-speed internet available; Kitchen island; Open floorplan; Pantry; Smart home system; Vaulted ceilings; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $133 ($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 $308k (6.6% below list).
• Recommended offer: $308k (6.6% 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 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); 372 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 41% 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 $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

• It's been on market 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $308,123 (6.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $311,958
• List price: $329,900
• Delta: 5.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7584 Wildflower	0.13mi	3/2.0	1,522 (-3%)	0mo	$304,900	$200	89
7654 Hudson Way	0.08mi	4/2.0 (+1)	1,577 (+1%)	1mo	$335,000	$212	89
7580 Wildflower	0.13mi	3/2.0	1,522 (-3%)	0mo	$304,900	$200	89
7685 Lake Ridge Pkwy	0.22mi	3/2.0	1,650 (+6%)	0mo	$325,000	$197	80
7689 Lake Ridge Pkwy	0.22mi	3/2.0	1,650 (+6%)	1mo	$325,000	$197	80
7693 Lake Ridge Pkwy	0.23mi	3/2.0	1,650 (+6%)	1mo	$325,000	$197	80
132 Lake Ridge Ct	0.23mi	3/2.0	1,662 (+6%)	1mo	$350,000	$211	78
168 Carriage Hills Pkwy	0.45mi	3/2.0	1,520 (-3%)	0mo	$304,000	$200	74
149 Spring Park Way	0.29mi	3/2.0	1,714 (+10%)	1mo	$289,000	$169	70
331 Sophia Ln	0.54mi	3/2.0	1,632 (+4%)	0mo	$329,000	$202	67
7633 Wildflower Way	0.17mi	4/2.0 (+1)	1,764 (+13%)	1mo	$348,000	$197	65
7321 Wildflower Way	0.58mi	4/2.0 (+1)	1,737 (+11%)	1mo	$335,000	$193	49

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-28,625
• Equity at exit: $49,189

10-year hold

• IRR: 7.1%
• Equity multiple: 1.65×
• Total profit: $60,362
• Equity at exit: $28,524

Cash invested: $92,372 (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: 372
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,081 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$21
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $133

Break-even live

Break-even rent $2,912

Max offer price $329,900

Occupancy floor 91%

Sensitivity live

Price	-10% $361	-5% $247	+0% $133	+5% $19	+10% $-95
Rent	-10% $-110	-5% $12	+0% $133	+5% $255	+10% $377
Rate	-1.0pp $299	-0.5pp $217	base $133	+0.5pp $48	+1.0pp $-39

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	14d	1	0.03mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	13d	1	0.05mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	22d	1	0.06mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	45d	1	0.06mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	14d	1	0.07mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	5d	1	0.08mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.14mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	0.19mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	0.21mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.21mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.22mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	6d	1	0.25mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	8d	1	0.25mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	14d	1	0.48mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	5d	1	0.54mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.59mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.60mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	25d	1	0.61mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	45d	1	0.61mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	4d	1	0.85mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$5,500	$3.04	0d	1	0.87mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	4d	1	1.18mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	8d	1	1.18mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 14 events

1. 2026-06-15
   status $329,900 Pending 37 DOM
2. 2026-06-15
   days on market $329,900 Active 37 DOM
3. 2026-06-14
   days on market $329,900 Active 35 DOM
4. 2026-06-13
   days on market $329,900 Active 34 DOM
5. 2026-06-10
   days on market $329,900 Active 32 DOM
6. 2026-06-09
   days on market $329,900 Active 31 DOM
7. 2026-06-08
   days on market $329,900 Active 30 DOM
8. 2026-06-07
   days on market $329,900 Active 29 DOM
9. 2026-06-03
   days on market $329,900 Active 25 DOM
10. 2026-06-02
    days on market $329,900 Active 24 DOM
11. 2026-06-01
    days on market $329,900 Active 23 DOM
12. 2026-05-31
    days on market $329,900 Active 22 DOM
13. 2026-05-30
    days on market $329,900 Active 21 DOM
14. 2026-05-09
    listed $329,900 Active 1162-char remark

ⓘ 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: $36,975
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − HOA: −$252
• − Depreciation: −$9,597
• Taxable loss: −$3,868
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $2,528/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 · 28 photos

Good 85/100 None rehab

This home is in excellent condition with a modern kitchen, two bathrooms, and a well-maintained exterior. It has a good condition score of 85 and is ready for a new owner or renter. The home has a good rehab level of 'none' and requires minimal repairs or maintenance. The highest-ROI updates that would raise its resale or rental value include painting the exterior and interior walls, landscaping the front yard, and adding a small outdoor seating area to the covered patio.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value to the home.
• Both Adding a small outdoor seating area to the covered patio — This can increase the home's appeal for both resale and rental purposes.
• Resale Upgrading the kitchen appliances to high-end models — High-end appliances can attract more buyers and increase the home's value.
• Both Installing a smart home system — A smart home system can improve energy efficiency and add convenience for both buyers and renters.
• Rental Adding a small outdoor kitchen or grill area — This can attract more renters and increase the home's rental value.
• Both Adding a small outdoor entertainment area with a fire pit or outdoor TV — This can increase the home's appeal for both resale and rental purposes.
• Both Adding a small outdoor storage shed or garage — This can increase the home's appeal for both resale and rental purposes, especially for families with outdoor equipment or toys.
• Both Adding a small outdoor garden or flower bed — This can increase the home's appeal for both resale and rental purposes, especially for families with children or pets.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value to the home. ↑
• Both Adding a small outdoor seating area to the covered patio — This can increase the home's appeal for both resale and rental purposes. ↑
• Resale Upgrading the kitchen appliances to high-end models — High-end appliances can attract more buyers and increase the home's value. ↑
• Both Installing a smart home system — A smart home system can improve energy efficiency and add convenience for both buyers and renters. ↑
• Rental Adding a small outdoor kitchen or grill area — This can attract more renters and increase the home's rental value. ↑
• Both Adding a small outdoor entertainment area with a fire pit or outdoor TV — This can increase the home's appeal for both resale and rental purposes. ↑
• Both Adding a small outdoor storage shed or garage — This can increase the home's appeal for both resale and rental purposes, especially for families with outdoor equipment or toys. ↑
• Both Adding a small outdoor garden or flower bed — This can increase the home's appeal for both resale and rental purposes, especially for families with children or pets. ↑

ⓘ 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): 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

2 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-05-09 Listed $329,900 NTREIS