365 Eagle Mountain Dr · Abilene, TX 79602

$365,000

4 bd · 2.0 ba · 1,970 sqft · SingleFamily public records · 29 Days on market

Built 2016 8,625 sqft lot Est $380k · at est. $17/mo HOA

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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 +14.4/30.0
• ARV discount +9.3/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Texas Pride Custom Home offers wood tile flooring in the main living areas, carpet in all bedrooms. Open layout with breakfast bar and SS appliances in kitchen. Granite countertops throughout the home. Master bathroom features jetted tub, his and her vanities, separate shower and large walk-in closet. Property complete with 6ft privacy fence, sprinkler system, and sod.

Key facts

• 8,625 sq ft lot
• 2 garage spots
• Built 2016

Property features AI

Finance

• Other: Directions: Loop 322 exit Maple, then turn right. Turn left on Southlake Dr. Take first left on Preston's Path. Second right is Eagle Mountain. Property will be towards the east end on the right.; Subdivision: Southlake Estates; County: Taylor
• HOA & community: Mandatory HOA (Southlake Estates) with annual management fee; HOA management handles management fees

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway; Garage faces front
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; Residential property; Built in 2016; One story
• Construction: Brick construction; Composition roof; Preowned (built 2016)
• Exterior features: Privacy wood fencing; Few trees; Landscaped yard; Sprinkler system; Subdivision setting; Curbs and sidewalks

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: Primary bedroom on level 1 with jetted tub, separate shower, separate vanities, and walk-in closet; Total of 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Cable TV available; Flat screen wiring; High-speed internet available; One living area; One dining area; One level home
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $73 ($876/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 $356k (2.4% below list).
• Recommended offer: $356k (2.4% 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 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).
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 26 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).
• At $3,562/mo this rent would consume 48% of the median local household income ($90k/yr) (locally 338% 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 $3k of loan paydown is wiped out by about $11k 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

• It's been on market 29 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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: moderate 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 $356,184 (2.4% below list)

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. 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?
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: 0.98% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $380,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Eagle Mountain Dr	0.00mi	4/2.0	1,970 (0%)	0mo	$365,000	$185	100
317 Whiterock Dr	0.10mi	4/2.0	1,987 (+1%)	1mo	$384,900	$194	93
318 Mill Creek Dr	0.16mi	4/2.0	1,976 (+0%)	0mo	$384,999	$195	92
250 Southlake Dr	0.22mi	4/2.0	2,006 (+2%)	1mo	$380,000	$189	86
301 Blue Lake Dr	0.16mi	4/2.0	2,076 (+5%)	1mo	$390,000	$188	83
7201 Raven Ct	0.24mi	4/2.0	2,034 (+3%)	2mo	$425,000	$209	82
350 Garth Ridge Dr	0.20mi	4/2.0	1,893 (-4%)	2mo	$375,000	$198	82
334 Mill Creek Dr	0.15mi	4/2.0	2,095 (+6%)	2mo	$384,900	$184	81
7321 Wildflower Way	0.37mi	4/2.0	1,737 (-12%)	1mo	$335,000	$193	62
262 Pilgrim	0.68mi	4/2.0	2,230 (+13%)	0mo	$460,000	$206	46
7450 Lake Ridge Pkwy	0.75mi	4/2.0	1,741 (-12%)	2mo	$310,000	$178	44
149 Spring Park Way	0.73mi	3/2.0 (-1)	1,714 (-13%)	1mo	$289,000	$169	38

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: -9.0%
• Equity multiple: 0.65×
• Total profit: $-35,483
• Equity at exit: $54,423

10-year hold

• IRR: 6.5%
• Equity multiple: 1.60×
• Total profit: $61,528
• Equity at exit: $31,559

Cash invested: $102,200 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 374
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,562 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$658 /mo · $7,892/yr
• Insurance: −$152
• HOA: −$17
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $73

Break-even live

Break-even rent $3,469

Max offer price $365,000

Occupancy floor 93%

Sensitivity live

Price	-10% $280	-5% $176	+0% $73	+5% $-30	+10% $-134
Rent	-10% $-208	-5% $-68	+0% $73	+5% $214	+10% $354
Rate	-1.0pp $257	-0.5pp $166	base $73	+0.5pp $-22	+1.0pp $-118

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$5,500	$3.04	0d	1	0.03mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	4d	1	0.19mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	4d	1	0.29mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	8d	1	0.29mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	26d	1	0.31mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	5d	1	0.36mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	45d	1	0.38mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.41mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	14d	1	0.42mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	13d	1	0.42mi
342 Pilgrim Rd Abilene, TX	4.0	3.0	2613	$3,500	$1.34	5d	1	0.88mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	45d	1	0.88mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	13d	1	0.89mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	14d	1	0.92mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	5d	1	0.95mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	22d	1	0.96mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	14d	1	0.97mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	0.98mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	14d	1	1.01mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	1.05mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	4d	1	1.08mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	1.09mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	45d	1	1.10mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	6d	1	1.14mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	8d	1	1.14mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	20d	1	1.24mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 11 events

1. 2026-06-07
   statusdays on market $365,000 Pending 29 DOM
2. 2026-06-05
   days on market $365,000 Active Option Contract 28 DOM
3. 2026-06-02
   days on market $365,000 Active Option Contract 26 DOM
4. 2026-06-01
   days on market $365,000 Active Option Contract 25 DOM
5. 2026-05-31
   days on market $365,000 Active Option Contract 24 DOM
6. 2026-05-30
   days on market $365,000 Active Option Contract 23 DOM
7. 2026-05-07
   historical Active Option Contract
8. 2026-05-04
   listed $365,000 Active
9. 2017-03-27
   soldstatus Sold 375-char remark

   Show marketing remark (375 chars)

   Texas Pride Custom Home offers wood tile flooring in the main living areas, carpet in all bedrooms. Open layout with breakfast bar and SS appliances in kitchen. Granite countertops throughout the home. Master bathroom features jetted tub, his and her vanities, separate shower and large walk-in closet. Property complete with 6ft privacy fence, sprinkler system, and sod.

10. 2017-02-09
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Texas Pride Custom Home offers wood tile flooring in the main living areas, carpet in all bedrooms. Open layout with breakfast bar and SS appliances in kitchen. Granite countertops throughout the home. Master bathroom features jetted tub, his and her vanities, separate shower and large walk-in closet. Property complete with 6ft privacy fence, sprinkler system, and sod.

11. 2016-10-31
    listed $241,400 Active 375-char remark

    Show marketing remark (375 chars)

    Texas Pride Custom Home offers wood tile flooring in the main living areas, carpet in all bedrooms. Open layout with breakfast bar and SS appliances in kitchen. Granite countertops throughout the home. Master bathroom features jetted tub, his and her vanities, separate shower and large walk-in closet. Property complete with 6ft privacy fence, sprinkler system, and sod.

ⓘ 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: $7,892 · $658/mo
• Projected year-2 tax: $7,892 · $658/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $42,742
• − Mortgage interest: −$20,446
• − Property taxes: −$7,892
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,419
• − Management: −$3,419
• − HOA: −$204
• − Depreciation: −$10,618
• Taxable loss: −$5,081
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $2,096/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): 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

+51.2% since first listed

5 events — show timeline

• 2026-05-07 Contingent — NTREIS
• 2026-05-04 Listed $365,000 NTREIS
• 2017-03-27 Sold (MLS) — NTREIS
• 2017-02-09 Pending — NTREIS
• 2016-10-31 Listed $241,400 NTREIS

Property tax history

+9.8%/yr

Latest (2025): $7,892 · -0.5% YoY. Source: county tax records.