73 Fairway Oaks Blvd · Abilene, TX 79606

$315,000

3 bd · 5.5 ba · 2,103 sqft · Townhouse public records · 3 Days on market

Built 1981 3,615 sqft lot Est $290k · 9% over $125/mo HOA · 3% of rent ↓ 3% since listing

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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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +7.3/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sophisticated living space with an abundance of storage! This bright and spacious upscale townhome is located in the prestigious Fairway Oaks County Club Community in the Wiley School District. The 1st floor has a large family room with soaring ceilings, fireplace, ceiling to floor windows, and plantation shutters. The bright white kitchen has cabinets all the way to the ceiling and the adjacent laundry room offers an abundance of cabinets. The 2nd floor Master Suite offers French Doors to a deck overseeing the backyard patio, two walk-in closets, and a beautiful claw tub. In addition to the four walk-in closets, the main hallway has a coat closet, and the 2nd floor has two hall closets. There is also a large bonus room over the garage that could be use as an office, recreation, or media room, plus a large storage area. The double car garage has a suite of sold wood cabinets and two closets. Additionally there is a private shed behind the garage for a Golf Cart or EXTRA storage!

Key facts

• Brick patio
• Golf cart garage
• Bonus room

Tags

• FAIRWAY OAKS COURSE
• WOOD BURNING FIREPLACE
• BRICK PATIO
• BONUS ROOM
• GOLF CART GARAGE
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• Other: Subdivision: Fairways; Directions: From Antilley, turn north onto Fairway Oaks Blvd. Pull into front parking area on the right; unit is in the middle of the row of townhomes.
• HOA & community: Mandatory association; Monthly HOA fee of $125; HOA covers front yard maintenance, grounds and structure maintenance, management fees and pest control; Managed by Green Oaks Town Home Association

Exterior

• Parking: Two covered parking spaces; Two-car garage with single doors, garage faces rear; Additional parking and shared driveway; Storage in parking area; Garage dimensions approximately 21' wide x 22' long x 8' high
• Utilities: City water and city sewer; Electricity connected; Cable available
• Home design: Residential townhouse (not attached); Two levels; Property located in the Fairways subdivision
• Construction: Composition roof; Slab foundation; Built in 1981 (preowned)
• Exterior features: Deck and patio; Patio/porch features noted as 'See Remarks'

Interior

• Kitchen: Electric cooktop and electric oven; Microwave; Dishwasher; Disposal; Kitchen island; Pantry; Tile counters; Built-in cabinets
• Bedrooms: Three bedrooms total; Primary bedroom on level 2 with ensuite bath, separate shower, separate vanities, linen closet and walk-in closet; Two additional bedrooms (one on level 1 with ensuite bath and walk-in closet; one on level 2 with ensuite bath and walk-in closet)
• Flooring: Luxury vinyl plank; Tile; Wood
• Bathrooms: Three full bathrooms; Bathrooms include separate showers, dual sinks/separate vanities, built-in cabinets, linen closet and bidet in some baths; Primary bathroom features dual sinks, separate shower and extensive built-ins
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Built-in features and cabinets; Cable TV available; High-speed internet available; Tile counters; Double vanity; Wet bar; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup and electric dryer hookup; Utility room with built-in cabinets and room for freezer

What this means for you Summary

Snapshot

• This is a 3-bed/5.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Cap rate 8.5% vs local median 6.8% 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 West El (428 students, 21% FRL); Wylie West J H (math 62% / reading 58%, grade B, #158 of 1,662 statewide, top 10%, 972 students, 24% FRL); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 294 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,868/mo this rent would consume 59% of the median local household income ($79k/yr) (locally 1181% 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 $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $315,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $290,214
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Fairway Oaks Blvd	0.02mi	3/3.0	2,077 (-1%)	15mo	$274,900	$132	75
58 Fairway Oaks Blvd	0.06mi	3/2.5	2,276 (+8%)	5mo	$325,000	$143	68
71 Fairway Oaks Blvd	0.01mi	3/2.0	1,918 (-9%)	15mo	$265,000	$138	59

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $5,718
• Equity at exit: $46,968

10-year hold

• IRR: 16.0%
• Equity multiple: 2.65×
• Total profit: $145,489
• Equity at exit: $27,235

Cash invested: $88,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,868 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$582 /mo · $6,980/yr
• Insurance: −$131
• HOA: −$125
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $566

Break-even live

Break-even rent $3,152

Max offer price $315,000

Occupancy floor 80%

Sensitivity live

Price	-10% $745	-5% $655	+0% $566	+5% $477	+10% $388
Rent	-10% $261	-5% $413	+0% $566	+5% $719	+10% $872
Rate	-1.0pp $725	-0.5pp $646	base $566	+0.5pp $485	+1.0pp $402

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	22d	1	0.69mi
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	0d	1	0.71mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	6d	1	0.72mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	13d	1	0.83mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	0.90mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	26d	1	0.95mi
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	26d	1	1.01mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	22d	1	1.11mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	9d	1	1.35mi
2418 Helena Cir Abilene, TX	4.0	2.5	2478	$3,700	$1.49	12d	1	1.40mi
2510 Gilmer Ave Abilene, TX	3.0	2.0	1974	$2,995	$1.52	45d	1	1.47mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 3 events

1. 2026-06-21
   statusdays on market $315,000 Active Option Contract 3 DOM
2. 2026-06-18
   remarks 593-char remark
3. 2026-06-18
   listed $315,000 Active 1 DOM

ⓘ 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: $6,980 · $582/mo
• Projected year-2 tax: $6,980 · $582/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 6/10 Major 7 d/yr ≥103°F today · 23 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: $46,422
• − Mortgage interest: −$17,645
• − Property taxes: −$6,980
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,714
• − Management: −$3,714
• − HOA: −$1,500
• − Depreciation: −$9,164
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $6,284/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

-3.1% since first listed

11 events — show timeline

• 2026-06-10 Listed $315,000 NTREIS
• 2024-06-22 Rental Removed $2,195 NTREIS
• 2024-06-08 Listed for Rent $2,195 NTREIS
• 2024-05-16 Sold (Public Records) — Public Records
• 2024-05-15 Sold (MLS) — NTREIS
• 2024-04-11 Pending — NTREIS
• 2024-04-05 Contingent — NTREIS
• 2024-04-01 Price Changed $299,900 NTREIS
• 2024-02-21 Listed $325,000 NTREIS
• 2006-07-05 Sold (Public Records) — Public Records
• 2002-02-27 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $6,980 · +52.2% YoY. Source: county tax records.