4417 Margaritas Way · Abilene, TX 79606

$390,000

4 bd · 2.0 ba · 2,228 sqft · SingleFamily public records · 3 Days on market

Built 2011 9,235 sqft lot Est $405k · at est.

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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).

• ARV discount +9.2/15.0
• Cash flow +9.1/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL NEW CONSTRUCTION IN AN AWESOME AREA. THIS 4 BEDROOM 2 BATHROOM HOME IS SURE TO PLEASE ANY BUYER, WITH HARDWOOD FLOORS IN THE LIVING ROOM, AN AWESOME MASTER SUITE WITH A HUGE WALK IN CLOSET, GRANITE THROUGHOUT, AND GREAT ATTENTION TO DETAIL. THERE IS STILL TIME TO CHOOSE YOUR COLORS. .. TAKE A LOOK AND BUY TODAY!!!

Key facts

• Private back patio
• Beautiful woodwork
• Near wylie schools

Tags

• BREATHTAKING CEILING DETAILS
• BEAUTIFUL WOODWORK
• STONE FEATURED
• PRIVATE BACK PATIO
• EASILY ACCESSIBLE STORAGE AREA
• NEAR WYLIE SCHOOLS

Property features AI

Finance

• Other: Possession negotiable (30-60 days, 60-90 days, or as agreed); Survey available
• HOA & community: No HOA / association

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Garage door opener; Garage faces front; 2-car single door; Covered parking available
• Utilities: City water; City sewer / sewer available; Electricity connected; Asphalt roads / all-weather road
• Home design: Single-family residence; One story; Built in 2011; Brick and rock/stone exterior; Composition roof; Slab foundation
• Construction: Brick and rock/stone construction; Composition roof; Slab foundation; Year built 2011
• Exterior features: Covered rear porch; Covered porch(es); Private yard; Gutters; Wood fenced backyard; Landscaped lot; Large backyard with grass; Sprinkler system; Subdivision setting; Interior lot

Interior

• Kitchen: Granite countertops; Breakfast bar; Pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Primary bedroom (ensuite with garden tub, separate shower, dual sinks, separate vanities, walk-in closet); Three additional bedrooms on main level
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Natural woodwork; Granite counters; Kitchen island; Pantry; Double vanity; Walk-in closet(s); High speed internet available; Plantation shutters; Skylight(s); Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Utility room with sink; Drip/dry area / separate utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (16.0% below list).
• Recommended offer: $327k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 6.7% in Abilene — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $3,275/mo this rent would consume 50% 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 $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $327,478 (16.0% 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: 0.84% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $405,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4617 High Sierra	0.16mi	4/2.0	2,309 (+4%)	3mo	$385,000	$167	84
8345 Ridge	0.44mi	4/2.5	2,300 (+3%)	0mo	$437,500	$190	72
8209 Cimarron Trl	0.52mi	4/2.5	2,307 (+4%)	2mo	$435,000	$189	66
4133 Sierra Sunset	0.33mi	4/2.5	2,466 (+11%)	8mo	$489,000	$198	58
8073 Bonnie Cir	0.38mi	5/3.0 (+1)	2,085 (-6%)	5mo	$304,000	$146	58
8201 Cimarron Trl	0.52mi	4/3.0	2,364 (+6%)	5mo	$420,000	$178	57
8326 Cimarron Trl	0.51mi	4/2.5	2,390 (+7%)	6mo	$449,900	$188	57
5008 Quesnel Ct	0.56mi	4/2.0	2,002 (-10%)	2mo	$399,000	$199	55
5107 Rossland Rd	0.74mi	4/2.0	2,350 (+6%)	8mo	$427,500	$182	50
4913 Parksville Dr	0.53mi	4/3.0	2,500 (+12%)	2mo	$445,000	$178	49
5084 Fernie St	0.60mi	4/3.0	2,550 (+14%)	1mo	$452,500	$177	43
5114 Fernie St	0.66mi	4/3.0	2,500 (+12%)	6mo	$447,500	$179	40

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: -16.0%
• Equity multiple: 0.41×
• Total profit: $-64,889
• Equity at exit: $58,150

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,733
• Equity at exit: $33,720

Cash invested: $109,200 (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: 288
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$680 /mo · $8,164/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-301

Break-even live

Break-even rent $3,656

Max offer price $336,839

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4426 Sierra Sunset Abilene, TX	4.0	3.0	2697	$4,500	$1.67	44d	1	0.18mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	13d	1	0.19mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	5d	1	0.31mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	0.45mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.46mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	7d	1	0.47mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	3d	1	0.88mi
134 Pedernales Unit 136 Abilene, TX	3.0	2.0	2798	$2,995	$1.07	21d	1	0.90mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	5d	1	0.93mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	1.00mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	1.02mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	1.07mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	13d	1	1.09mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	5d	1	1.10mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	11d	1	1.13mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	5d	1	1.25mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	21d	1	1.26mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	13d	1	1.38mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $390,000 Active
3. 2012-03-22
   soldstatus
4. 2012-03-15
   soldstatus 325-char remark

   Show marketing remark (325 chars)

   BEAUTIFUL NEW CONSTRUCTION IN AN AWESOME AREA. THIS 4 BEDROOM 2 BATHROOM HOME IS SURE TO PLEASE ANY BUYER, WITH HARDWOOD FLOORS IN THE LIVING ROOM, AN AWESOME MASTER SUITE WITH A HUGE WALK IN CLOSET, GRANITE THROUGHOUT, AND GREAT ATTENTION TO DETAIL. THERE IS STILL TIME TO CHOOSE YOUR COLORS. .. TAKE A LOOK AND BUY TODAY!!!

5. 2012-02-09
   historical 325-char remark

   Show marketing remark (325 chars)

   BEAUTIFUL NEW CONSTRUCTION IN AN AWESOME AREA. THIS 4 BEDROOM 2 BATHROOM HOME IS SURE TO PLEASE ANY BUYER, WITH HARDWOOD FLOORS IN THE LIVING ROOM, AN AWESOME MASTER SUITE WITH A HUGE WALK IN CLOSET, GRANITE THROUGHOUT, AND GREAT ATTENTION TO DETAIL. THERE IS STILL TIME TO CHOOSE YOUR COLORS. .. TAKE A LOOK AND BUY TODAY!!!

6. 2011-08-11
   listed $219,900 325-char remark

   Show marketing remark (325 chars)

   BEAUTIFUL NEW CONSTRUCTION IN AN AWESOME AREA. THIS 4 BEDROOM 2 BATHROOM HOME IS SURE TO PLEASE ANY BUYER, WITH HARDWOOD FLOORS IN THE LIVING ROOM, AN AWESOME MASTER SUITE WITH A HUGE WALK IN CLOSET, GRANITE THROUGHOUT, AND GREAT ATTENTION TO DETAIL. THERE IS STILL TIME TO CHOOSE YOUR COLORS. .. TAKE A LOOK AND BUY TODAY!!!

7. 2011-06-09
   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: $8,164 · $680/mo
• Projected year-2 tax: $8,164 · $680/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 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: $39,297
• − Mortgage interest: −$21,846
• − Property taxes: −$8,164
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$11,345
• Taxable loss: −$10,295
• Est. tax savings @ 24.0%: +$2,471
• After-tax cash flow: $-1,140/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

+77.4% since first listed

7 events — show timeline

• 2026-04-13 Pending — NTREIS
• 2026-04-09 Listed $390,000 NTREIS
• 2012-03-22 Sold (Public Records) — Public Records
• 2012-03-15 Sold (MLS) — NTREIS
• 2012-02-09 Listing Removed — NTREIS
• 2011-08-11 Listed $219,900 NTREIS
• 2011-06-09 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $8,164 · +1.1% YoY. Source: county tax records.