7334 Mountain View Rd · Abilene, TX 79602

$530,000

6 bd · 4.0 ba · 2,853 sqft · MultiFamily public records · 121 Days on market

Built 2019 10,803 sqft lot $186/sqft · 15% above area Est $464k · 14% over $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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $555/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $530k).
• Recommended offer: $466k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.7% in Abilene — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools D+, 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.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $6,355/mo this rent would consume 85% of the median local household income ($90k/yr) (locally 338% 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 $4k of loan paydown is wiped out by about $16k 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 $148k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $466,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $464,347
• List price: $530,000
• Delta: 14.14%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7334 Mountain View Rd	0.00mi	6/4.0	2,870 (+1%)	0mo	$530,000	$185	99
7318 Mountain View Rd	0.03mi	6/4.0	2,858 (+0%)	0mo	$540,000	$189	98

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: 3.1%
• Equity multiple: 1.13×
• Total profit: $18,636
• Equity at exit: $79,025

10-year hold

• IRR: 17.1%
• Equity multiple: 2.76×
• Total profit: $261,113
• Equity at exit: $45,825

Cash invested: $148,400 (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: 13.9×

Monthly cashflow live

• Estimated rent: $6,355 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$889 /mo · $10,673/yr
• Insurance: −$221
• HOA: −$21
• Vacancy / Maint / Mgmt: −$1,335
• Net cashflow: $1,110

Break-even live

Break-even rent $4,950

Max offer price $530,000

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,356
Total (2 units)			$6,355

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 13 events

1. 2026-05-16
   status Pending 356-char remark

   Show marketing remark (356 chars)

   Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

2. 2026-04-19
   price $530,000 356-char remark

   Show marketing remark (356 chars)

   Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

3. 2026-02-17
   status Active 356-char remark

   Show marketing remark (356 chars)

   Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

4. 2026-02-02
   historical Active Option Contract 356-char remark

   Show marketing remark (356 chars)

   Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

5. 2026-01-14
   listed $560,000 Active 356-char remark

   Show marketing remark (356 chars)

   Highly sought after duplex in Carriage Hills. Conveniently located. Mirrored floor plan, 7334 and 7336 each have 3 bedrooms, 2 bathrooms, and 2 car garage. Modern design and Open floor plan with carpeted bedrooms and luxury vinyl plank in the common areas. Built in 2019. Tenants in each side with leases good through the end of March 2027 and October 2026

6. 2024-05-02
   soldstatus
7. 2024-05-01
   soldstatus Closed 307-char remark

   Show marketing remark (307 chars)

   Well maintained and comfortable! This welcoming duplex features 2 3bedroom 2bathroom units (7334 & 7336). Each unit has its own 2 car attached garage. The spacious living area is open to the kitchen. The master bathroom has large double vanities. Both units are currently rented. Great income potential!

8. 2024-04-10
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Well maintained and comfortable! This welcoming duplex features 2 3bedroom 2bathroom units (7334 & 7336). Each unit has its own 2 car attached garage. The spacious living area is open to the kitchen. The master bathroom has large double vanities. Both units are currently rented. Great income potential!

9. 2024-04-02
   historical Active Option Contract 307-char remark

   Show marketing remark (307 chars)

   Well maintained and comfortable! This welcoming duplex features 2 3bedroom 2bathroom units (7334 & 7336). Each unit has its own 2 car attached garage. The spacious living area is open to the kitchen. The master bathroom has large double vanities. Both units are currently rented. Great income potential!

10. 2024-03-11
    historical

    Show marketing remark (307 chars)

    Well maintained and comfortable! This welcoming duplex features 2 3bedroom 2bathroom units (7334 & 7336). Each unit has its own 2 car attached garage. The spacious living area is open to the kitchen. The master bathroom has large double vanities. Both units are currently rented. Great income potential!

11. 2024-03-11
    listed $469,900 Active 307-char remark

    Show marketing remark (307 chars)

    Well maintained and comfortable! This welcoming duplex features 2 3bedroom 2bathroom units (7334 & 7336). Each unit has its own 2 car attached garage. The spacious living area is open to the kitchen. The master bathroom has large double vanities. Both units are currently rented. Great income potential!

12. 2024-03-01
    listed $469,900
13. 2019-03-07
    soldstatus

ⓘ 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: $10,673 · $889/mo
• Projected year-2 tax: $10,673 · $889/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 7/10 Severe 7 d/yr ≥103°F today · 25 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: $76,260
• − Mortgage interest: −$29,688
• − Property taxes: −$10,673
• − Insurance: −$2,650
• − Repairs & maintenance: −$6,101
• − Management: −$6,101
• − HOA: −$252
• − Depreciation: −$15,418
• Taxable income: $5,377
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $12,027/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

+12.8% since first listed

13 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-04-19 Price Changed $530,000 NTREIS
• 2026-02-17 Relisted — NTREIS
• 2026-02-02 Contingent — NTREIS
• 2026-01-14 Listed $560,000 NTREIS
• 2024-05-02 Sold (Public Records) — Public Records
• 2024-05-01 Sold (MLS) — NTREIS
• 2024-04-10 Pending — NTREIS
• 2024-04-02 Contingent — NTREIS
• 2024-03-11 Listing Removed — NTREIS
• 2024-03-11 Listed $469,900 NTREIS
• 2024-03-01 Listed $469,900 NTREIS
• 2019-03-07 Sold (Public Records) — Public Records

Property tax history

+51.6%/yr

Latest (2025): $10,673 · +19.1% YoY. Source: county tax records.