5434 Wagon Wheel Ave · Abilene, TX 79606

$335,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 9 Days on market

Built 2003 8,756 sqft lot Est $312k · 7% over

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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 +9.3/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Abilene Retreat in Wylie School District This delightful 3-bedroom, 2-bathroom home offers an inviting blend of comfort and convenience. Perfectly situated on a spacious lot, this property features a versatile floor plan and thoughtful design, ideal for modern living. Step inside to discover a generously sized, open living area enhanced by elegant crown molding and centered around a classic woodburning fireplace, providing the perfect space for relaxation and gatherings. The seamless flow leads you to the dedicated dining area, as well as a cozy breakfast nook, offering ample room for both formal and casual dining experiences. The well-appointed kitchen is a chef's delight, boasting stunning granite countertops that offer both beauty and durability. It is designed to accommodate all your culinary needs with ease and style. The home's split-bedroom layout ensures privacy and comfort for all residents. The master suite is a true retreat, complete with a luxurious master bathroom featuring abundant closet space, providing both functionality and a touch of elegance. Exterior features compliment the interior's careful design. The side-entry, 2-car garage adds convenience and enhances the property's curb appeal. The backyard is a highlight of this home, featuring a separate area enclosed with wrought iron fencing, offering a secure and charming space for outdoor activities or simply enjoying the tranquil surroundings. This property in Abilene offers not just a house, but a lifestyle. With its desirable location and its array of thoughtful features, it stands ready to welcome its next owners into a space of comfort, style, and potential. Whether you're looking for a space to grow or a peaceful retreat, this home provides the perfect canvas for your next chapter.

Key facts

• Side-entry garage
• Open-concept layout
• 8,756 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• COZY WOOD-BURNING FIREPLACE
• FULLY FENCED BACKYARD
• SIDE-ENTRY GARAGE

Property features AI

Finance

• Other: Property offered with typical financing options including Cash, Conventional, FHA, and VA loans; Exclusions: chicken coop
• HOA & community: No association

Exterior

• Parking: Driveway; 2 covered spaces; Attached 2-car garage
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One story; Residential property in Willow Ridge subdivision; Built in 2003
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Granite countertops; Built-in cabinets; Breakfast bar; Water line to refrigerator; Electric range; Microwave; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom with ensuite bath, walk-in closet and custom closet system; Secondary bedrooms include custom closet system
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; Primary bath with separate shower, separate vanities and custom closet system
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; Two dining areas; Total of 9 rooms; Fireplace (wood burning) in living room
• Laundry & utility: Utility room with built-in cabinets and drip/dry area; Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (16.8% below list).
• Recommended offer: $279k (16.8% 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 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 ($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 $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.
• 8 sale attempts since 12y 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 $278,631 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.83% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $311,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Western Plains Ave	0.13mi	4/2.0 (+1)	1,754 (+2%)	3mo	$295,000	$168	83
5249 Western Plains Ave	0.24mi	3/2.0	1,797 (+4%)	4mo	$299,900	$167	78
5333 Willow Ridge Rd	0.19mi	3/2.0	1,880 (+9%)	0mo	$335,000	$178	75
5217 Wagon Wheel Ave	0.32mi	3/2.0	1,639 (-5%)	7mo	$275,000	$168	71
5149 Western Plains Ave	0.44mi	3/2.5	1,790 (+4%)	2mo	$305,000	$170	69
7026 Breezeway Dr	0.42mi	4/2.0 (+1)	1,802 (+5%)	1mo	$342,400	$190	67
7034 Breezeway Dr	0.40mi	4/2.0 (+1)	1,834 (+6%)	0mo	$348,500	$190	65
5325 Rio Mesa Dr	0.57mi	3/2.0	1,671 (-3%)	6mo	$275,000	$165	64
5509 Fallbrook Dr	0.39mi	4/2.0 (+1)	1,869 (+8%)	1mo	$370,000	$198	62
6825 Desert Willow Trl	0.64mi	4/2.5 (+1)	1,894 (+10%)	2mo	$375,000	$198	44
5133 Holly Way	0.75mi	4/2.0 (+1)	1,909 (+11%)	0mo	$345,000	$181	42
6717 Windmill Grass Ln	0.63mi	4/2.0 (+1)	1,904 (+11%)	8mo	$400,000	$210	41

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: -15.7%
• Equity multiple: 0.41×
• Total profit: $-54,878
• Equity at exit: $49,950

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-156
• Equity at exit: $28,965

Cash invested: $93,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$547 /mo · $6,567/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-242

Break-even live

Break-even rent $3,093

Max offer price $292,176

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	13d	1	0.07mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	5d	1	0.17mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	2d	1	0.32mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	5d	1	0.36mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	13d	1	0.73mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	0.85mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	0.97mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	3d	1	0.99mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	13d	1	1.01mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	20d	1	1.07mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	1.16mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	1.16mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	1.27mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	13d	1	1.31mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	16d	1	1.36mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $335,000 Pending 9 DOM
2. 2026-06-10
   days on market $335,000 Active Option Contract 7 DOM
3. 2026-06-09
   days on market $335,000 Active Option Contract 6 DOM
4. 2026-06-08
   days on market $335,000 Active Option Contract 5 DOM
5. 2026-06-07
   statusdays on market $335,000 Active Option Contract 4 DOM
6. 2026-06-05
   remarks 699-char remark
7. 2026-06-05
   listed $335,000 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: $6,567 · $547/mo
• Projected year-2 tax: $6,567 · $547/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 8/10 Severe
• 🌡 Heat 7/10 Severe 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: $33,436
• − Mortgage interest: −$18,765
• − Property taxes: −$6,567
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$9,745
• Taxable loss: −$8,667
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $-829/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

+77.7% since first listed

33 events — show timeline

• 2026-06-01 Listed $335,000 NTREIS
• 2025-07-30 Sold (Public Records) — Public Records
• 2025-07-30 Sold (MLS) — NTREIS
• 2025-07-22 Pending — NTREIS
• 2025-07-11 Contingent — NTREIS
• 2025-07-08 Listed $290,000 NTREIS
• 2024-06-13 Rental Removed $2,095 NTREIS
• 2024-06-06 Price Changed $2,095 NTREIS
• 2024-04-23 Listed for Rent $2,195 NTREIS
• 2023-09-05 Rental Removed $2,295 NTREIS
• 2023-08-31 Listed for Rent $2,295 NTREIS
• 2023-08-30 Sold (Public Records) — Public Records
• 2023-08-25 Sold (MLS) — NTREIS
• 2023-07-24 Pending — NTREIS
• 2023-07-14 Contingent — NTREIS
• 2023-07-11 Relisted — NTREIS
• 2023-07-05 Contingent — NTREIS
• 2023-07-01 Listed $275,000 NTREIS
• 2020-06-12 Sold (Public Records) — Public Records
• 2017-05-05 Sold (Public Records) — Public Records
• 2017-05-05 Sold (Public Records) — Public Records
• 2017-05-02 Sold (MLS) — NTREIS
• 2017-04-24 Pending — NTREIS
• 2017-04-13 Contingent — NTREIS
• 2017-03-22 Listed $189,900 NTREIS
• 2015-04-22 Sold (Public Records) — Public Records
• 2015-04-21 Sold (MLS) — NTREIS
• 2015-04-10 Pending — NTREIS
• 2015-03-27 Contingent — NTREIS
• 2014-11-23 Price Changed $183,500 NTREIS
• 2014-11-11 Listed $188,500 NTREIS
• 2003-12-15 Sold (Public Records) — Public Records
• 2003-12-15 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,567 · -2.4% YoY. Source: county tax records.