7509 Thompson Pkwy · Abilene, TX 79606

$259,900

3 bd · 2.0 ba · 1,807 sqft · SingleFamily public records · 15 Days on market

Built 2000 0.28 ac lot Est $307k · 15% under

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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 +20.2/30.0
• ARV discount +14.4/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Schools +5.6/10.0
• 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

Exceptional Potential in this Traditional Ranch located in Mesquite Forrest! Features include a generous sized living area with stately fireplace and a high ceiling design, bright and cheerful kitchen area adjoining the living area, three bedrooms, two baths. relaxing covered patio overlooking the private back yard and is located in the Wylie ISD. There is some TLC needed...so bring you decorating ideas, schedule your private tour and make this your dream home today! Property is sold as is. Seller pays no closing costs including Title Policy, Survey, Escrow Fees or Transfer Fees, unless negotiated. This property may qualify for Seller Financing (Vendee). Measurements and Schools should be verified.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No HOA (association type: none)

Exterior

• Parking: Attached 2-car garage (garage faces front); Covered parking for 2 vehicles; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2000
• Exterior features: Less than 0.5 acre lot; Lot approximately 0.282 acres; Subdivision: Mesquite Forest Estates; Directions: Mesquite Forest; Antilley Rd to Thompson Pkwy; north on Thompson; home is near the end of the street on the right.

Interior

• Kitchen: Dishwasher; Garbage disposal; Granite counters
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Decorative lighting; Granite counters; Open floorplan; One living area; One dining area; Room count: 2
• Laundry & utility: Washer/dryer hookups (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% 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 El (428 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 20 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 43% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,001 (1.5% below list)

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: 1.09% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $307,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7574 Ruby Esther Cir	0.08mi	3/2.0	1,686 (-7%)	4mo	$265,000	$157	82
4426 Cole Dr	0.07mi	3/2.0	1,641 (-9%)	0mo	$275,000	$168	81
7710 John Carroll Dr	0.22mi	3/2.0	1,845 (+2%)	6mo	$288,000	$156	81
7967 Bonnie Cir	0.46mi	3/2.0	1,810 (+0%)	0mo	$287,900	$159	78
6717 Hillside Ct	0.64mi	3/2.0	1,824 (+1%)	6mo	$325,900	$179	63
4110 Forrest Hill Rd	0.54mi	4/2.0 (+1)	1,879 (+4%)	1mo	$335,000	$178	62
5149 Western Plains Ave	0.73mi	3/2.5	1,790 (-1%)	2mo	$305,000	$170	60
8025 Hearne Dr	0.44mi	3/2.0	1,550 (-14%)	3mo	$257,500	$166	53
5008 Quesnel Ct	0.59mi	4/2.0 (+1)	2,002 (+11%)	2mo	$399,000	$199	48
6939 Forrest Meadows Dr	0.64mi	4/2.0 (+1)	1,619 (-10%)	2mo	$310,000	$191	47
7118 Sable Cir	0.68mi	3/2.0	2,027 (+12%)	6mo	$325,000	$160	43
5114 Rossland Rd	0.74mi	4/2.0 (+1)	2,050 (+13%)	5mo	$382,500	$187	34

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-6,271
• Equity at exit: $38,752

10-year hold

• IRR: 12.5%
• Equity multiple: 2.23×
• Total profit: $89,664
• Equity at exit: $22,471

Cash invested: $72,772 (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: 288
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$431 /mo · $5,172/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $327

Break-even live

Break-even rent $2,408

Max offer price $259,900

Occupancy floor 83%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.07mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	3d	1	0.12mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	0.16mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	13d	1	0.36mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	20d	1	0.36mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	0.40mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.56mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	0.56mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	7d	1	0.61mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	20d	1	0.62mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	11d	1	0.75mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	20d	1	0.77mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	5d	1	0.79mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	2d	1	0.80mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	0.84mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	20d	1	0.84mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	5d	1	1.00mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	13d	1	1.06mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	13d	1	1.09mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	13d	1	1.36mi

Listing history 15 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   historical Active Option Contract
3. 2026-04-29
   listed $259,900 Active
4. 2023-08-09
   soldstatus Closed 709-char remark

   Show marketing remark (709 chars)

   Exceptional Potential in this Traditional Ranch located in Mesquite Forrest! Features include a generous sized living area with stately fireplace and a high ceiling design, bright and cheerful kitchen area adjoining the living area, three bedrooms, two baths. relaxing covered patio overlooking the private back yard and is located in the Wylie ISD. There is some TLC needed...so bring you decorating ideas, schedule your private tour and make this your dream home today! Property is sold as is. Seller pays no closing costs including Title Policy, Survey, Escrow Fees or Transfer Fees, unless negotiated. This property may qualify for Seller Financing (Vendee). Measurements and Schools should be verified.

5. 2023-07-07
   status Pending 709-char remark

   Show marketing remark (709 chars)

   Exceptional Potential in this Traditional Ranch located in Mesquite Forrest! Features include a generous sized living area with stately fireplace and a high ceiling design, bright and cheerful kitchen area adjoining the living area, three bedrooms, two baths. relaxing covered patio overlooking the private back yard and is located in the Wylie ISD. There is some TLC needed...so bring you decorating ideas, schedule your private tour and make this your dream home today! Property is sold as is. Seller pays no closing costs including Title Policy, Survey, Escrow Fees or Transfer Fees, unless negotiated. This property may qualify for Seller Financing (Vendee). Measurements and Schools should be verified.

6. 2023-05-23
   listed $162,500 Active 709-char remark

   Show marketing remark (709 chars)

   Exceptional Potential in this Traditional Ranch located in Mesquite Forrest! Features include a generous sized living area with stately fireplace and a high ceiling design, bright and cheerful kitchen area adjoining the living area, three bedrooms, two baths. relaxing covered patio overlooking the private back yard and is located in the Wylie ISD. There is some TLC needed...so bring you decorating ideas, schedule your private tour and make this your dream home today! Property is sold as is. Seller pays no closing costs including Title Policy, Survey, Escrow Fees or Transfer Fees, unless negotiated. This property may qualify for Seller Financing (Vendee). Measurements and Schools should be verified.

7. 2009-07-16
   soldstatus
8. 2009-07-14
   soldstatus 390-char remark

   Show marketing remark (390 chars)

   WONDERFUL UPDATED HOME IN MESQUITE FOREST. OPEN FLOOR PLAN WITH LARGE LIVING AREA AND BRICK FIREPLACE. BEAUTIFUL EXTRA LARGE LUSH YARD WITH SPRINKLER SYSTEM AND STORAGE SHED. WONDERFUL GARAGE WITH LOTS OF STORAGE CABINETS. LOTS OF UPDATES THROUGHOUT. HEAT PUMP WAS INSTALLED IN 08 TO LOWER UTILITY BILLS AND 2 EXTRA INCHES OF INSULATION WAS ADDED IN 09. IMMACULATE HOME. DON'T MISS THIS ONE

9. 2009-06-05
   historical 390-char remark

   Show marketing remark (390 chars)

   WONDERFUL UPDATED HOME IN MESQUITE FOREST. OPEN FLOOR PLAN WITH LARGE LIVING AREA AND BRICK FIREPLACE. BEAUTIFUL EXTRA LARGE LUSH YARD WITH SPRINKLER SYSTEM AND STORAGE SHED. WONDERFUL GARAGE WITH LOTS OF STORAGE CABINETS. LOTS OF UPDATES THROUGHOUT. HEAT PUMP WAS INSTALLED IN 08 TO LOWER UTILITY BILLS AND 2 EXTRA INCHES OF INSULATION WAS ADDED IN 09. IMMACULATE HOME. DON'T MISS THIS ONE

10. 2009-05-07
    listed $129,900 390-char remark

    Show marketing remark (390 chars)

    WONDERFUL UPDATED HOME IN MESQUITE FOREST. OPEN FLOOR PLAN WITH LARGE LIVING AREA AND BRICK FIREPLACE. BEAUTIFUL EXTRA LARGE LUSH YARD WITH SPRINKLER SYSTEM AND STORAGE SHED. WONDERFUL GARAGE WITH LOTS OF STORAGE CABINETS. LOTS OF UPDATES THROUGHOUT. HEAT PUMP WAS INSTALLED IN 08 TO LOWER UTILITY BILLS AND 2 EXTRA INCHES OF INSULATION WAS ADDED IN 09. IMMACULATE HOME. DON'T MISS THIS ONE

11. 2007-10-30
    soldstatus
12. 2007-10-26
    soldstatus
13. 2007-09-26
    historical
14. 2007-08-28
    listed $124,900
15. 2003-09-30
    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: $5,172 · $431/mo
• Projected year-2 tax: $5,172 · $431/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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $33,861
• − Mortgage interest: −$14,558
• − Property taxes: −$5,172
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$7,561
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $3,959/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): 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

+108.1% since first listed

15 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-29 Listed $259,900 NTREIS
• 2023-08-09 Sold (MLS) — NTREIS
• 2023-07-07 Pending — NTREIS
• 2023-05-23 Listed $162,500 NTREIS
• 2009-07-16 Sold (Public Records) — Public Records
• 2009-07-14 Sold (MLS) — NTREIS
• 2009-06-05 Listing Removed — NTREIS
• 2009-05-07 Listed $129,900 NTREIS
• 2007-10-30 Sold (Public Records) — Public Records
• 2007-10-26 Sold (MLS) — NTREIS
• 2007-09-26 Listing Removed — NTREIS
• 2007-08-28 Listed $124,900 NTREIS
• 2003-09-30 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,172 · +4.3% YoY. Source: county tax records.