GLENDALE Plan · Abilene, TX 79606

$281,990

4 bd · 2.0 ba · 1,684 sqft · SingleFamily · 522 Days on market

Good condition

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Why this score? — see what drove the B 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Glendale is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Glendale is sure to impress. Inside this 4 bedroom, 2 bathroom home, you'll find a seamless mix between style and functionality. The kitchen boasts stylish backsplash, shaker-style cabinets, granite countertops, and stainless steel appliances adding an extra level of charm to your space. The kitchen overlooks the family room, ensuring plenty of space and practicality for everyday living and entertaining. Each bedroom features plush carpeted floors and plenty of space for your loved ones to feel right at home. The primary bedroom even offers its own attached bathroom and walk-in closet, allowing for additional privacy and serenity. Step outside The Glendale and you'll discover your backyard haven, perfect for enjoying the warm West Texas sun. The Glendale is truly a perfect place to call home. Contact us today and find your home in Hampton Hills!

Key facts

• Stylish backsplash
• Sturdy siding
• Granite countertops

Tags

• MODERN FARMHOUSE STYLE
• STURDY SIDING
• STYLISH BACKSPLASH
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $281,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $201,592.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $715 ($9k/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 $267k (5.4% below list).
• Recommended offer: $248k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.8% 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.
• Abilene ISD (urban): math 32% / reading 34% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 40% of the median local income ($79k/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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $201,592
• List price: $281,990
• Delta: 39.88%
• 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
5724 Castle Rd	0.18mi	3/2.0 (-1)	1,575 (-6%)	2mo	$249,000	$158	74
2919 Lynn Ln	0.73mi	4/2.0	1,684 (0%)	1mo	$294,490	$175	65
2831 Lynn Ln	0.71mi	4/2.0	1,684 (0%)	3mo	$298,490	$177	64
2838 Lynn Ln	0.73mi	4/2.0	1,684 (0%)	3mo	$294,490	$175	64
1710 Partridge Pl	0.37mi	3/2.0 (-1)	1,532 (-9%)	1mo	$220,000	$144	62
5517 Castle Rd	0.23mi	3/2.0 (-1)	1,451 (-14%)	4mo	$225,000	$155	58
5250 Burbank Dr	0.54mi	3/2.0 (-1)	1,821 (+8%)	0mo	$238,000	$131	56
1710 Bob White Ct	0.41mi	3/2.0 (-1)	1,456 (-14%)	1mo	$230,000	$158	52
3302 Shelby	0.71mi	3/2.0 (-1)	1,602 (-5%)	2mo	$299,900	$187	52
2846 Lynn Ln	0.68mi	4/2.0	1,888 (+12%)	1mo	$307,490	$163	47
2839 Lynn Ln	0.70mi	4/2.0	1,888 (+12%)	2mo	$307,490	$163	45
2918 Lynn Ln	0.74mi	4/2.0	1,888 (+12%)	0mo	$307,490	$163	45

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $27,007
• Equity at exit: $30,058

10-year hold

• IRR: 24.1%
• Equity multiple: 3.60×
• Total profit: $146,493
• Equity at exit: $17,430

Cash invested: $56,446 (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 79606

• Rents YoY: 40.7%
• Active inventory: 294
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,057
• Tax est. 1.5%: −$252 /mo · $3,024/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $715

Break-even live

Break-even rent $1,763

Max offer price $201,592

Occupancy floor 68%

Sensitivity live

Price	-10% $854	-5% $785	+0% $715	+5% $645	+10% $576
Rent	-10% $504	-5% $609	+0% $715	+5% $820	+10% $926
Rate	-1.0pp $816	-0.5pp $766	base $715	+0.5pp $663	+1.0pp $610

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: $50,398
• Closing costs: $6,048
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	9d	1	0.46mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	7d	1	0.51mi
2726 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	1d	1	0.51mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	15d	1	0.65mi
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	45d	1	0.72mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	15d	1	0.76mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	45d	1	0.89mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	15d	1	0.97mi
5850 Hartford St Lot 123 Abilene, TX	3.0	2.0	1280	$1,495	$1.17	15d	1	1.01mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	15d	1	1.04mi
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	45d	1	1.06mi
5348 Benbrook St Abilene, TX	3.0	2.0	1164	$2,100	$1.80	46d	1	1.21mi
2301 Post Oak Rd Abilene, TX	3.0	2.0	1915	$3,295	$1.72	23d	1	1.40mi

Listing history 7 events

1. 2026-06-02
   days on market $281,990 Active 522 DOM
2. 2026-06-01
   days on market $281,990 Active 521 DOM
3. 2026-05-31
   days on market $281,990 Active 520 DOM
4. 2026-05-30
   days on market $281,990 Active 519 DOM
5. 2025-01-02
   price $281,990 1022-char remark

   Show marketing remark (1022 chars)

   The Glendale is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Glendale is sure to impress. Inside this 4 bedroom, 2 bathroom home, you'll find a seamless mix between style and functionality. The kitchen boasts stylish backsplash, shaker-style cabinets, granite countertops, and stainless steel appliances adding an extra level of charm to your space. The kitchen overlooks the family room, ensuring plenty of space and practicality for everyday living and entertaining. Each bedroom features plush carpeted floors and plenty of space for your loved ones to feel right at home. The primary bedroom even offers its own attached bathroom and walk-in closet, allowing for additional privacy and serenity. Step outside The Glendale and you'll discover your backyard haven, perfect for enjoying the warm West Texas sun. The Glendale is truly a perfect place to call home. Contact us today and find your home in Hampton Hills!

6. 2024-12-31
   price $273,990 1022-char remark

   Show marketing remark (1022 chars)

   The Glendale is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Glendale is sure to impress. Inside this 4 bedroom, 2 bathroom home, you'll find a seamless mix between style and functionality. The kitchen boasts stylish backsplash, shaker-style cabinets, granite countertops, and stainless steel appliances adding an extra level of charm to your space. The kitchen overlooks the family room, ensuring plenty of space and practicality for everyday living and entertaining. Each bedroom features plush carpeted floors and plenty of space for your loved ones to feel right at home. The primary bedroom even offers its own attached bathroom and walk-in closet, allowing for additional privacy and serenity. Step outside The Glendale and you'll discover your backyard haven, perfect for enjoying the warm West Texas sun. The Glendale is truly a perfect place to call home. Contact us today and find your home in Hampton Hills!

7. 2024-12-27
   listed $268,990 Active 1022-char remark

   Show marketing remark (1022 chars)

   The Glendale is one of our one-story floor plans featured in the Hampton Hills community in Abilene, TX! Offering a modern farmhouse style with sturdy siding, the Glendale is sure to impress. Inside this 4 bedroom, 2 bathroom home, you'll find a seamless mix between style and functionality. The kitchen boasts stylish backsplash, shaker-style cabinets, granite countertops, and stainless steel appliances adding an extra level of charm to your space. The kitchen overlooks the family room, ensuring plenty of space and practicality for everyday living and entertaining. Each bedroom features plush carpeted floors and plenty of space for your loved ones to feel right at home. The primary bedroom even offers its own attached bathroom and walk-in closet, allowing for additional privacy and serenity. Step outside The Glendale and you'll discover your backyard haven, perfect for enjoying the warm West Texas sun. The Glendale is truly a perfect place to call home. Contact us today and find your home in Hampton Hills!

ⓘ 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: $32,021
• − Mortgage interest: −$11,292
• − Property taxes: −$3,024
• − Insurance: −$1,008
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$5,864
• Taxable income: $5,709
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $7,208/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 · 12 photos

Good 80/100 None rehab

This modern farmhouse-style home in Abilene, TX is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor maintenance items to address. The highest-ROI updates would be to paint the exterior siding, replace carpet with hardwood or tile, and install smart home technology.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain
• Both Install smart home technology — Enhances convenience and can add value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can add value ↑
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain ↑
• Both Install smart home technology — Enhances convenience and can add value ↑

ⓘ 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: Abilene ISD
• NCES district ID: 4807440
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $39,782
• Composite: 27.71/100
• National rank: #6909
• State rank: #575 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): 29,182
• Household income: $79,196
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1181.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 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: ▼ -167.33%
• Current HPI: 179.2555
• Rent YoY: ▲ 40.73%
• 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

+4.8% since first listed

3 events — show timeline

• 2025-01-02 Price Changed $281,990 Zillow
• 2024-12-31 Price Changed $273,990 Zillow
• 2024-12-27 Listed $268,990 Zillow