3502 Silver Springs Ct · Abilene, TX 79602

$225,490

2 bd · 2.5 ba · 1,212 sqft · SingleFamily · 104 Days on market

Built 2026 3,055 sqft lot Est $215k · 5% over ↓ 23% since listing

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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 +17.5/30.0
• Schools +5.6/10.0
• DSCR +5.5/10.0
• ARV discount +5.2/15.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21120586 - Built by NHC - Jun 2026 completion! ~ The Navajo Plan from our Celebration Series offers a thoughtfully designed two-story layout that blends open main-level living with private bedroom suites upstairs. With 2 bedrooms, 2.5 bathrooms, and 1,212 square feet of well-planned space, this home is ideal for buyers seeking comfort, efficiency, and modern design. The main level welcomes you with a covered front porch and foyer, leading into a hallway that opens to the kitchen, dining, and family room. The kitchen features an island with breakfast bar seating and generous counter space, opening to the dining and family room for easy everyday living. A patio door off the dining and li

Key facts

• 3,055 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $219k (2.7% below list).
• Recommended offer: $205k (9.0% 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 West Int (math 64% / reading 64%, grade B, #283 of 4,322 statewide, top 7%, 459 students, 24% FRL); Wylie West J H (math 62% / reading 58%, grade B, #158 of 1,662 statewide, top 10%, 972 students, 24% FRL); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $214,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3502 Silver Springs Ct	0.00mi	2/2.5	1,212 (0%)	1mo	$225,490	$186	99
3526 Silver Springs Ct	0.03mi	3/2.0 (+1)	1,209 (-0%)	1mo	$234,990	$194	90
3502 Water Ridge Ct	0.39mi	2/2.5	1,212 (0%)	1mo	$247,990	$205	82
3501 Silver Springs Ct	0.42mi	2/2.5	1,212 (0%)	1mo	$214,433	$177	80
3541 Silver Springs Ct	0.41mi	3/2.0 (+1)	1,209 (-0%)	1mo	$234,490	$194	73
2948 Waterside Dr	0.48mi	3/2.0 (+1)	1,202 (-1%)	4mo	$218,000	$181	66
2913 Autumnwood Way	0.50mi	3/2.0 (+1)	1,209 (-0%)	12mo	$199,990	$165	59
214 Houston Hollow St	0.54mi	3/2.0 (+1)	1,209 (-0%)	10mo	$209,990	$174	59
144 Houston Hollow St	0.53mi	3/2.0 (+1)	1,209 (-0%)	11mo	$196,990	$163	59
112 Houston Hollow St	0.52mi	3/2.0 (+1)	1,209 (-0%)	14mo	$208,990	$173	57
226 Sage Brush Dr	0.50mi	3/2.0 (+1)	1,209 (-0%)	17mo	$180,990	$150	55
160 Tombstone Rd	0.65mi	3/2.0 (+1)	1,217 (+0%)	15mo	$208,400	$171	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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-13,754
• Equity at exit: $33,621

10-year hold

• IRR: 9.3%
• Equity multiple: 1.88×
• Total profit: $55,303
• Equity at exit: $19,496

Cash invested: $63,137 (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: 374
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,182
• Tax est. 1.5%: −$282 /mo · $3,382/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $175

Break-even live

Break-even rent $1,973

Max offer price $225,490

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $253	+0% $175	+5% $97	+10% $19
Rent	-10% $2	-5% $88	+0% $175	+5% $262	+10% $349
Rate	-1.0pp $289	-0.5pp $233	base $175	+0.5pp $117	+1.0pp $57

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: $56,372
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	24d	1	1.17mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	23d	1	1.17mi
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	9d	1	1.23mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	15d	1	1.26mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	5d	1	1.33mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	15d	1	1.37mi
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	15d	1	1.39mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	15d	1	1.40mi

Listing history 7 events

1. 2026-03-16
   status Pending
2. 2026-03-10
   price $225,490
3. 2026-03-06
   price $220,990
4. 2026-03-04
   price $222,990
5. 2026-03-03
   price $217,766
6. 2026-02-11
   price $294,490
7. 2025-11-25
   listed $292,990 Active

ⓘ 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: $26,331
• − Mortgage interest: −$12,631
• − Property taxes: −$3,382
• − Insurance: −$1,127
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$6,560
• Taxable loss: −$1,582
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $2,482/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

-23.0% since first listed

7 events — show timeline

• 2026-03-16 Pending — NTREIS
• 2026-03-10 Price Changed $225,490 NTREIS
• 2026-03-06 Price Changed $220,990 NTREIS
• 2026-03-04 Price Changed $222,990 NTREIS
• 2026-03-03 Price Changed $217,766 NTREIS
• 2026-02-11 Price Changed $294,490 NTREIS
• 2025-11-25 Listed $292,990 NTREIS