3649 Auburn Dr · Abilene, TX 79602

$195,000

3 bd · 2.0 ba · 1,181 sqft · SingleFamily public records · 4 Days on market

Built 1983 6,011 sqft lot Est $185k · 5% over

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.9/10.0
• Schools +5.6/10.0
• ARV discount +5.2/15.0
• 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

Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

Key facts

• Cozy brick fireplace
• Covered patio
• Vaulted ceilings

Tags

• COVERED PATIO
• LARGE FENCED BACKYARD
• COZY BRICK FIREPLACE
• VAULTED CEILINGS
• SPACIOUS LAYOUT

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Restrictions: Easement(s)
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: 2 covered spaces; 2-car attached garage; Driveway; Garage faces front with single 2-car door
• Security: Smoke detectors
• Utilities: City water; City sewer; Curbs; Community mailbox; Not in a municipal utility district
• Home design: Single-family residence; One-story; Not attached to another property; Built in 1983; Subdivision: Lytle Shores South
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Wood fencing; Easement for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level (three bedrooms total)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vaulted ceilings; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.7% vs local median 6.7% 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.
• 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; 8 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

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: 1.19% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $185,417
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3649 Auburn Dr	0.00mi	3/2.0	1,181 (0%)	0mo	$195,000	$165	100
3718 Varsity Ln	0.07mi	3/2.0	1,162 (-2%)	6mo	$190,000	$164	89
3710 Scranton Ln	0.09mi	3/1.0	1,152 (-2%)	8mo	$165,000	$143	81
3618 Georgetown Dr	0.32mi	3/1.0	1,176 (-0%)	4mo	$184,900	$157	77
1125 Cornell Dr	0.20mi	3/2.5	1,224 (+4%)	8mo	$208,900	$171	76
3702 Radcliff Rd	0.27mi	2/2.0 (-1)	1,223 (+4%)	2mo	$157,000	$128	75
1142 Baylor St	0.14mi	3/2.0	1,329 (+12%)	5mo	$159,000	$120	69
3917 Notre Dame Cir	0.34mi	3/2.0	1,243 (+5%)	9mo	$199,900	$161	68
3810 Georgetown Dr	0.37mi	2/1.0 (-1)	1,188 (+1%)	6mo	$169,900	$143	68
3850 Wake Forrest Ln	0.31mi	3/2.0	1,276 (+8%)	7mo	$212,000	$166	66
3733 Auburn Dr	0.09mi	3/2.0	1,337 (+13%)	9mo	$200,000	$150	66
3617 Georgetown Dr	0.35mi	3/1.5	1,284 (+9%)	3mo	$140,000	$109	65

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $5,607
• Equity at exit: $29,075

10-year hold

• IRR: 16.7%
• Equity multiple: 2.70×
• Total profit: $93,046
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$338 /mo · $4,054/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $390

Break-even live

Break-even rent $1,825

Max offer price $195,000

Occupancy floor 78%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	7d	1	0.19mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	2d	1	0.22mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	13d	1	0.28mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	13d	1	0.33mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	0.36mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	20d	1	0.36mi
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	13d	1	0.42mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	13d	1	0.47mi

Listing history 19 events

1. 2026-05-19
   status Pending
2. 2026-04-26
   listed $195,000 Active
3. 2015-04-14
   soldstatus
4. 2015-04-01
   soldstatus Sold 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

5. 2015-03-31
   status Pending 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

6. 2015-03-18
   historical Active Option Contract 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

7. 2015-03-17
   status Active 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

8. 2015-03-09
   status Pending 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

9. 2015-03-03
   historical Active Option Contract 226-char remark

   Show marketing remark (226 chars)

   Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

10. 2015-02-08
    price $106,000 226-char remark

    Show marketing remark (226 chars)

    Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

11. 2015-01-28
    status Active 226-char remark

    Show marketing remark (226 chars)

    Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

12. 2015-01-19
    historical Active Option Contract 226-char remark

    Show marketing remark (226 chars)

    Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

13. 2015-01-12
    listed $111,500 Active 226-char remark

    Show marketing remark (226 chars)

    Wylie ISD 3 bedroom, 2 bathroom, 2 car garage. Vaulted ceilings. Large back yard with covered patio. Good sized closets. Wood privacy fence new in 2008, roof 2014, interior ac 2008, exterior ac 2013. Great location and layout.

14. 2008-10-22
    soldstatus
15. 2008-10-22
    soldstatus
16. 2008-10-20
    soldstatus 107-char remark

    Show marketing remark (107 chars)

    GREAT HOME IN WYLIE SCHOOLS. NICE CURB APPEAL. LARGE TREES. OPEN FLOORPLAN. DON'T LET THIS ONE PASS YOU BY.

17. 2008-08-25
    historical 107-char remark

    Show marketing remark (107 chars)

    GREAT HOME IN WYLIE SCHOOLS. NICE CURB APPEAL. LARGE TREES. OPEN FLOORPLAN. DON'T LET THIS ONE PASS YOU BY.

18. 2008-08-06
    listed $93,500 107-char remark

    Show marketing remark (107 chars)

    GREAT HOME IN WYLIE SCHOOLS. NICE CURB APPEAL. LARGE TREES. OPEN FLOORPLAN. DON'T LET THIS ONE PASS YOU BY.

19. 1996-09-17
    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: $4,054 · $338/mo
• Projected year-2 tax: $4,054 · $338/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 · 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: $27,828
• − Mortgage interest: −$10,923
• − Property taxes: −$4,054
• − Insurance: −$975
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$5,673
• Taxable income: $1,750
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $4,263/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: 26,588
• 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

+108.6% since first listed

19 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-04-26 Listed $195,000 NTREIS
• 2015-04-14 Sold (Public Records) — Public Records
• 2015-04-01 Sold (MLS) — NTREIS
• 2015-03-31 Pending — NTREIS
• 2015-03-18 Contingent — NTREIS
• 2015-03-17 Relisted — NTREIS
• 2015-03-09 Pending — NTREIS
• 2015-03-03 Contingent — NTREIS
• 2015-02-08 Price Changed $106,000 NTREIS
• 2015-01-28 Relisted — NTREIS
• 2015-01-19 Contingent — NTREIS
• 2015-01-12 Listed $111,500 NTREIS
• 2008-10-22 Sold (Public Records) — Public Records
• 2008-10-22 Sold (Public Records) — Public Records
• 2008-10-20 Sold (MLS) — NTREIS
• 2008-08-25 Listing Removed — NTREIS
• 2008-08-06 Listed $93,500 NTREIS
• 1996-09-17 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,054 · +0.5% YoY. Source: county tax records.