331 Sophia Ln · Abilene, TX 79602

$329,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 9 Days on market

Built 2020 Poor condition 6,926 sqft lot $215/sqft · 23% above area Est $285k · 16% over $21/mo HOA · 1% of rent

---

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 +14.0/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Condition / age +1.0/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Agent related to owner. New Lantrip's Custom in Carriage Hills, close to Wylie schools and Kirby Lake. 3BR 2BA and an office. Features brick and Hardie siding on the exterior, large covered back porch, and fence. Crown molding and vinyl flooring in main areas, carpet in bedrooms, white custom cabinets with soft close hinges, and granite countertops. Primary ste features soaking tub, walk-in shower, and walk-in closet. Energy efficient with 16SEER TRANE HVAC and programmable thermostat. Landscaping, fridge, and blinds can be added to the sales price. Builder will provide $1000 towards closing costs and a StrucSure 2-10 warranty. Visit the showhome at 349 Sweet Pea for more info. Est. completion- Mar 2021.

Key facts

• Decorative lighting
• Large island
• Ample cabinet space

Tags

• CARRIAGE HILLS SUBDIVISION
• WYLIE ISD
• BRIGHT AND OPEN FLOOR PLAN
• LARGE ISLAND
• DECORATIVE LIGHTING
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Survey available
• HOA & community: Mandatory HOA (Carriage Hills Goodwin); Annual association fee of $250 covering grounds maintenance and management fees; Community features include sidewalks

Exterior

• Parking: Attached 2-car garage with garage door opener and garage-facing-front configuration; 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors; Audio and video surveillance present
• Utilities: City water with individual water meter; City sewer; Cable available; Sidewalks; Not in a municipal utility district
• Home design: Single family residence (residential); Attached property; One story; Built in 2020
• Construction: Board & batten siding and brick exterior; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Exterior lighting; Wood fencing; Landscaped interior lot; Sidewalks; Community mailbox

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island
• Bedrooms: Primary bedroom on level 1 with dual sinks, Hollywood bath, separate shower, custom closet system and walk-in closet (approx. 15 x 14)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air; Ceiling fans; Electric; Roof turbine(s)
• Interior features: Open floorplan; Kitchen island; Decorative lighting; Cable TV available; High-speed internet available; Walk-in closets; One living area; One dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $45 ($536/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 $316k (3.9% below list).
• Recommended offer: $316k (3.9% 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); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 42% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 10197% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $316,197 (3.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.96% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $284,650
• List price: $329,000
• Delta: 15.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Sophia Ln	0.00mi	3/2.0	1,632 (+6%)	0mo	$329,000	$202	89
168 Carriage Hills Pkwy	0.32mi	3/2.0	1,520 (-1%)	0mo	$304,000	$200	84
7580 Wildflower	0.48mi	3/2.0	1,522 (-1%)	0mo	$304,900	$200	76
250 Martis Way	0.12mi	4/2.0 (+1)	1,650 (+8%)	1mo	$325,000	$197	76
7584 Wildflower	0.49mi	3/2.0	1,522 (-1%)	0mo	$304,900	$200	76
7321 Wildflower Way	0.07mi	4/2.0 (+1)	1,737 (+13%)	1mo	$335,000	$193	69
132 Lake Ridge Ct	0.45mi	3/2.0	1,662 (+8%)	1mo	$350,000	$211	64
149 Spring Park Way	0.38mi	3/2.0	1,714 (+12%)	1mo	$289,000	$169	62
7654 Hudson Way	0.62mi	4/2.0 (+1)	1,577 (+3%)	1mo	$335,000	$212	61
7685 Lake Ridge Pkwy	0.72mi	3/2.0	1,650 (+8%)	0mo	$325,000	$197	53
7689 Lake Ridge Pkwy	0.73mi	3/2.0	1,650 (+8%)	1mo	$325,000	$197	53
7693 Lake Ridge Pkwy	0.74mi	3/2.0	1,650 (+8%)	1mo	$325,000	$197	52

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-33,599
• Equity at exit: $49,055

10-year hold

• IRR: 6.0%
• Equity multiple: 1.55×
• Total profit: $51,102
• Equity at exit: $28,446

Cash invested: $92,120 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,162 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$570 /mo · $6,839/yr
• Insurance: −$137
• HOA: −$21
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $45

Break-even live

Break-even rent $3,105

Max offer price $329,000

Occupancy floor 94%

Sensitivity live

Price	-10% $231	-5% $138	+0% $45	+5% $-48	+10% $-142
Rent	-10% $-205	-5% $-80	+0% $45	+5% $170	+10% $294
Rate	-1.0pp $210	-0.5pp $128	base $45	+0.5pp $-41	+1.0pp $-127

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	5d	1	0.02mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	26d	1	0.08mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	15d	1	0.10mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	45d	1	0.23mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.25mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.25mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$5,500	$3.04	0d	1	0.32mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	4d	1	0.34mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	45d	1	0.54mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	13d	1	0.54mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	15d	1	0.58mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	5d	1	0.60mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	22d	1	0.61mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	15d	1	0.62mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	4d	1	0.63mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	9d	1	0.63mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.64mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	0.70mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	0.74mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.75mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.75mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	7d	1	0.80mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	9d	1	0.80mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	15d	1	1.34mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-05-10
   status Pending 1165-char remark
2. 2026-05-04
   price $329,000 1165-char remark
3. 2026-05-04
   historical Active Option Contract 1165-char remark
4. 2026-04-28
   listed $316,000 Active 1165-char remark
5. 2021-04-09
   soldstatus Sold 713-char remark

   Show marketing remark (713 chars)

   Agent related to owner. New Lantrip's Custom in Carriage Hills, close to Wylie schools and Kirby Lake. 3BR 2BA and an office. Features brick and Hardie siding on the exterior, large covered back porch, and fence. Crown molding and vinyl flooring in main areas, carpet in bedrooms, white custom cabinets with soft close hinges, and granite countertops. Primary ste features soaking tub, walk-in shower, and walk-in closet. Energy efficient with 16SEER TRANE HVAC and programmable thermostat. Landscaping, fridge, and blinds can be added to the sales price. Builder will provide $1000 towards closing costs and a StrucSure 2-10 warranty. Visit the showhome at 349 Sweet Pea for more info. Est. completion- Mar 2021.

6. 2021-01-16
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Agent related to owner. New Lantrip's Custom in Carriage Hills, close to Wylie schools and Kirby Lake. 3BR 2BA and an office. Features brick and Hardie siding on the exterior, large covered back porch, and fence. Crown molding and vinyl flooring in main areas, carpet in bedrooms, white custom cabinets with soft close hinges, and granite countertops. Primary ste features soaking tub, walk-in shower, and walk-in closet. Energy efficient with 16SEER TRANE HVAC and programmable thermostat. Landscaping, fridge, and blinds can be added to the sales price. Builder will provide $1000 towards closing costs and a StrucSure 2-10 warranty. Visit the showhome at 349 Sweet Pea for more info. Est. completion- Mar 2021.

7. 2020-11-22
   listed $214,250 Active 713-char remark

   Show marketing remark (713 chars)

   Agent related to owner. New Lantrip's Custom in Carriage Hills, close to Wylie schools and Kirby Lake. 3BR 2BA and an office. Features brick and Hardie siding on the exterior, large covered back porch, and fence. Crown molding and vinyl flooring in main areas, carpet in bedrooms, white custom cabinets with soft close hinges, and granite countertops. Primary ste features soaking tub, walk-in shower, and walk-in closet. Energy efficient with 16SEER TRANE HVAC and programmable thermostat. Landscaping, fridge, and blinds can be added to the sales price. Builder will provide $1000 towards closing costs and a StrucSure 2-10 warranty. Visit the showhome at 349 Sweet Pea for more info. Est. completion- Mar 2021.

ⓘ 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: $6,839 · $570/mo
• Projected year-2 tax: $6,839 · $570/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 9/10 Extreme
• 🌡 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: $37,944
• − Mortgage interest: −$18,429
• − Property taxes: −$6,839
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,035
• − Management: −$3,035
• − HOA: −$252
• − Depreciation: −$9,571
• Taxable loss: −$4,863
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $1,703/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 · 6 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including a new roof, exterior siding, flooring, HVAC system, and landscaping. The home is in poor condition and will need significant investment to become move-in ready.

Repairs flagged

• Major roof — The roof is partially collapsed and exposing the structure underneath.
• Major exterior siding — The exterior siding is damaged and peeling, requiring replacement.
• Major flooring — The flooring in the interior appears to be damaged and in need of replacement.
• Major HVAC system — The HVAC system appears to be non-functional, with visible damage and debris.
• Major landscaping — The landscaping is overgrown and in need of maintenance, with debris and dirt visible in the yard.

Value-add opportunities

• Both repair and replace roof — Repairing and replacing the roof will improve the home's structural integrity and curb appeal.
• Both repair and replace exterior siding — Repairing and replacing the exterior siding will improve the home's structural integrity and curb appeal.
• Both repair and replace flooring — Repairing and replacing the flooring will improve the home's structural integrity and curb appeal.
• Both repair and replace HVAC system — Repairing and replacing the HVAC system will improve the home's comfort and energy efficiency.
• Both landscaping and maintenance — Landscaping and maintenance will improve the home's curb appeal and overall aesthetic.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is partially collapsed and exposing the structure underneath.	Major	$15,000–50,000
exterior siding · The exterior siding is damaged and peeling, requiring replacement.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be damaged and in need of replacement.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be non-functional, with visible damage and debris.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in need of maintenance, with debris and dirt visible in the yard.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and replace roof — Repairing and replacing the roof will improve the home's structural integrity and curb appeal. ↑
• Both repair and replace exterior siding — Repairing and replacing the exterior siding will improve the home's structural integrity and curb appeal. ↑
• Both repair and replace flooring — Repairing and replacing the flooring will improve the home's structural integrity and curb appeal. ↑
• Both repair and replace HVAC system — Repairing and replacing the HVAC system will improve the home's comfort and energy efficiency. ↑
• Both landscaping and maintenance — Landscaping and maintenance will improve the home's curb appeal and overall aesthetic. ↑

ⓘ 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: 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

-98.5% since first listed

9 events — show timeline

• 2026-06-11 Listed for Rent $3,195 NTREIS
• 2026-06-08 Sold (MLS) — NTREIS
• 2026-05-10 Pending — NTREIS
• 2026-05-04 Price Changed $329,000 NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-28 Listed $316,000 NTREIS
• 2021-04-09 Sold (MLS) — NTREIS
• 2021-01-16 Pending — NTREIS
• 2020-11-22 Listed $214,250 NTREIS

Property tax history

+54.3%/yr

Latest (2025): $6,839 · +2.2% YoY. Source: county tax records.