2878 Glennster NONE · Abilene, TX 79606

$450,000

6 bd · 4.0 ba · 2,418 sqft · MultiFamily · 1 Days on market

Built 2026 Excellent condition 7,405 sqft lot Est $450k · at est.

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to Hampton Hills—Abilene’s newest and most anticipated build-to-rent community. This brand-new duplex opportunity combines modern design, spacious layouts, and an unbeatable location just minutes from Dyess Air Force Base, making it an ideal investment property. Each thoughtfully designed duplex features two expansive units, offering a total of 6 bedrooms and 4 bathrooms, with open-concept living spaces designed for both comfort and functionality. High-end finishes, sleek cabinetry, and durable materials create a stylish yet practical living environment that appeals to today’s renters. Oversized windows allow natural light to fill each room, creating a bright and i

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Treat as clear loan type; Acceptable financing: Cash, Conventional, FHA, VA
• Financial info: Property listed as residential income with 2 units; Occupancy rate 100%; Gross annual income $52,776; Gross annual expenses $13,071; Insurance expense $2,400; Net operating income $39,705; Capitalization rate 8.82%
• HOA & community: No association

Exterior

• Parking: Driveway; 2-car attached garage (2 garage spaces); Total 4 parking spaces
• Security: Firewall(s)
• Utilities: City water; City sewer; Located in a Municipal Utility District
• Home design: Duplex (residential income); One story; New construction (completed 2026)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Located in the Hampton Hills subdivision/complex; Lot approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Granite counters; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 6 bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Pantry; Walk-in closet(s); Cable TV available; High speed internet available; Disposal
• Laundry & utility: Disposal

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $450k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Cap rate 8.4% vs local median 6.7% 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.
• Abilene ISD (urban): math 32% / reading 34% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dyess El (math 48% / reading 53%, grade D+, #833 of 4,322 statewide, top 20%, 617 students, 69% FRL).
• Zoned-school proficiency averages 50% at this address vs 33% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Abilene ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; solid renter incomes; 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $4,920/mo this rent would consume 75% 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 $14k 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 $126k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $450,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $449,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2870 Glennster NONE	0.01mi	6/4.0	2,418 (0%)	0mo	$450,000	$186	99
2886 Glennster NONE	0.02mi	6/4.0	2,418 (0%)	0mo	$450,000	$186	99
2892 Glennster NONE	0.03mi	6/4.0	2,418 (0%)	0mo	$450,000	$186	98
2862 Glennster NONE	0.03mi	6/4.0	2,418 (0%)	0mo	$450,000	$186	98
2854 Glennster NONE	0.04mi	6/4.0	2,418 (0%)	0mo	$450,000	$186	98
2900 Glennster St	0.04mi	6/4.0	2,408 (-0%)	1mo	$450,000	$187	96
2908 Glennster St	0.06mi	6/4.0	2,408 (-0%)	0mo	$450,000	$187	96
2916 Glennster St	0.07mi	6/4.0	2,408 (-0%)	1mo	$450,000	$187	95
2924 Glennster St	0.09mi	6/4.0	2,414 (-0%)	1mo	$450,000	$186	95
3018 Glennster St	0.15mi	6/4.0	2,418 (0%)	1mo	$450,000	$186	92
3042 Glennster St	0.19mi	6/4.0	2,414 (-0%)	1mo	$450,000	$186	90
3002 Glennster St	0.12mi	6/4.0	2,346 (-3%)	0mo	$445,000	$190	89

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,640
• Equity at exit: $67,096

10-year hold

• IRR: 14.7%
• Equity multiple: 2.47×
• Total profit: $184,661
• Equity at exit: $38,908

Cash invested: $126,000 (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: 15.2×

Monthly cashflow live

• Estimated rent: $4,920 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,033
• Net cashflow: $777

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,920
Total (2 units)			$4,920

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 681-char remark
2. 2026-06-07
   listed $450,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,040
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,723
• − Management: −$4,723
• − Depreciation: −$13,091
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $8,772/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This brand-new, move-in-ready multi-family property is ideal for investors seeking a high-value rental opportunity. The home's pristine condition and modern design make it an attractive investment.

Schools (NCES district)

• District: Abilene ISD
• NCES district ID: 4807440
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $39,782
• Composite: 27.71/100
• National rank: #6909
• State rank: #575 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

+19473.7% since first listed

4 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-06-03 Listed $450,000 NTREIS
• 2026-05-13 Rental Removed $2,299 NTREIS
• 2026-04-17 Listed for Rent $2,299 NTREIS