7 Olympic Cir · Abilene, TX 79606

$399,000

3 bd · 3.0 ba · 2,599 sqft · SingleFamily public records · 25 Days on market

Built 1991 0.36 ac lot Est $515k · 22% under

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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 +15.0/15.0
• Cash flow +10.9/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is everything you could want! There is tons of space, 2 master bedrooms, walk-in closets, a beautiful pool and hot tub, and a massive back yard. The office can also be made into a 4th bedroom if desired. This won't last long!

Key facts

• Hot tub
• French doors
• Backyard oasis

Tags

• IN-GROUND SALTWATER POOL
• HOT TUB
• MATURE FRUIT BEARING TREES
• SPRINKLER SYSTEM
• FRENCH DOORS
• BACKYARD OASIS

Property features AI

Finance

• Other: No restrictions; Not in a municipal utility district
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Concrete driveway; Garage door opener; Garage faces side
• Security: Fire alarm
• Utilities: City water (individual water meter); City sewer; Electricity available and connected; Cable available; Phone available; Sewer available; Asphalt streets and curbs
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Brick construction; Asphalt roof; Slab foundation; Built in 1991; Preowned
• Exterior features: Covered porch(es); Private yard; Playground; Fenced backyard with wood privacy fencing; Sprinkler system; Located on a cul-de-sac; Level lot; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace insert; Heat pump; Central air conditioning; Electric cooling; Ceiling fans; Multiple HVAC units
• Interior features: Vaulted ceilings; Kitchen island; Pantry; Double vanity; High-speed internet available; Walk-in closets; One living area; Two dining areas; Seven total rooms
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (12.6% below list).
• Recommended offer: $349k (12.6% 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); 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $3,487/mo this rent would consume 53% 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

• It's been on market 25 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,721 (12.6% 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: 0.87% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $514,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Olympic Cir	0.03mi	3/2.0	2,442 (-6%)	1mo	$360,000	$147	84
6134 Laurel Ct	0.20mi	3/2.5	2,532 (-3%)	2mo	$305,150	$121	82
29 Pebble Bch	0.15mi	3/2.0	2,270 (-13%)	1mo	$320,000	$141	67
3418 Ace	0.54mi	4/2.5 (+1)	2,420 (-7%)	0mo	$465,000	$192	56
3326 Birdie	0.68mi	4/3.0 (+1)	2,481 (-4%)	0mo	$508,000	$205	56
3418 Double Eagle Ln	0.50mi	4/3.0 (+1)	2,350 (-10%)	1mo	$465,000	$198	55
13 Winners Cir	0.40mi	3/2.0	2,224 (-14%)	3mo	$339,900	$153	51
6433 Tin Cup	0.64mi	3/2.0	2,350 (-10%)	1mo	$479,000	$204	49
3309 Birdie Ln	0.72mi	4/2.5 (+1)	2,439 (-6%)	1mo	$499,900	$205	48
6 Augusta Dr	0.70mi	4/2.5 (+1)	2,805 (+8%)	1mo	$399,900	$143	47
3318 Birdie	0.69mi	4/3.0 (+1)	2,288 (-12%)	1mo	$469,000	$205	42
6625 Tin Cup Dr	0.72mi	4/2.5 (+1)	2,278 (-12%)	0mo	$469,900	$206	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: -13.6%
• Equity multiple: 0.49×
• Total profit: $-57,239
• Equity at exit: $59,492

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $20,295
• Equity at exit: $34,498

Cash invested: $111,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,487 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$672 /mo · $8,060/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-175

Break-even live

Break-even rent $3,709

Max offer price $368,013

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-62	+0% $-175	+5% $-288	+10% $-401
Rent	-10% $-451	-5% $-313	+0% $-175	+5% $-38	+10% $100
Rate	-1.0pp $26	-0.5pp $-74	base $-175	+0.5pp $-279	+1.0pp $-384

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	0d	1	0.37mi
5400 Ridgeline Dr Abilene, TX	3.0	2.0	2571	$6,000	$2.33	26d	1	0.61mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	23d	1	0.83mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	7d	1	0.91mi
3134 Winterhawk Dr Abilene, TX	3.0	2.0	1800	$2,795	$1.55	9d	1	1.15mi
4617 Catclaw Dr Abilene, TX	4.0	2.0	2263	$2,500	$1.10	15d	1	1.24mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	15d	1	1.24mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	5d	1	1.34mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	6d	1	1.38mi

Listing history 35 events

1. 2026-05-22
   status Pending
2. 2026-05-11
   historical Active Option Contract
3. 2026-04-27
   status Active
4. 2026-04-17
   historical
5. 2026-04-17
   listed $399,000 Active
6. 2025-06-13
   historical
7. 2025-06-09
   status Active
8. 2025-06-06
   historical Active Option Contract
9. 2025-06-03
   price $389,999
10. 2025-05-05
    price $399,999
11. 2025-04-14
    price $430,000
12. 2025-04-07
    price $445,000
13. 2025-03-25
    listed $450,000 Active
14. 2021-04-26
    soldstatus
15. 2021-04-23
    soldstatus Sold 236-char remark

    Show marketing remark (236 chars)

    This house is everything you could want! There is tons of space, 2 master bedrooms, walk-in closets, a beautiful pool and hot tub, and a massive back yard. The office can also be made into a 4th bedroom if desired. This won't last long!

16. 2021-03-17
    status Pending 236-char remark

    Show marketing remark (236 chars)

    This house is everything you could want! There is tons of space, 2 master bedrooms, walk-in closets, a beautiful pool and hot tub, and a massive back yard. The office can also be made into a 4th bedroom if desired. This won't last long!

17. 2021-03-04
    historical Active Option Contract 236-char remark

    Show marketing remark (236 chars)

    This house is everything you could want! There is tons of space, 2 master bedrooms, walk-in closets, a beautiful pool and hot tub, and a massive back yard. The office can also be made into a 4th bedroom if desired. This won't last long!

18. 2021-01-14
    listed $312,900 Active 236-char remark

    Show marketing remark (236 chars)

    This house is everything you could want! There is tons of space, 2 master bedrooms, walk-in closets, a beautiful pool and hot tub, and a massive back yard. The office can also be made into a 4th bedroom if desired. This won't last long!

19. 2020-12-10
    historical
20. 2020-11-27
    price $319,500
21. 2020-11-08
    status Active
22. 2020-10-26
    status Active Option Contract
23. 2020-10-18
    historical Active Option Contract
24. 2020-10-18
    historical
25. 2020-10-18
    historical
26. 2020-09-20
    price $324,500
27. 2020-08-05
    price $329,500
28. 2020-07-22
    listed $339,500 Active
29. 2013-08-26
    soldstatus
30. 2013-08-23
    soldstatus
31. 2013-07-19
    historical
32. 2012-09-24
    listed $238,000
33. 2004-11-04
    soldstatus
34. 2004-07-29
    soldstatus
35. 2003-11-07
    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: $8,060 · $672/mo
• Projected year-2 tax: $8,060 · $672/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 · 22 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: $41,847
• − Mortgage interest: −$22,350
• − Property taxes: −$8,060
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,348
• − Management: −$3,348
• − Depreciation: −$11,607
• Taxable loss: −$8,861
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $22/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

+67.6% since first listed

35 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-17 Listed $399,000 NTREIS
• 2026-04-17 Listing Removed — NTREIS
• 2025-06-13 Listing Removed — NTREIS
• 2025-06-09 Relisted — NTREIS
• 2025-06-06 Contingent — NTREIS
• 2025-06-03 Price Changed $389,999 NTREIS
• 2025-05-05 Price Changed $399,999 NTREIS
• 2025-04-14 Price Changed $430,000 NTREIS
• 2025-04-07 Price Changed $445,000 NTREIS
• 2025-03-25 Listed $450,000 NTREIS
• 2021-04-26 Sold (Public Records) — Public Records
• 2021-04-23 Sold (MLS) — NTREIS
• 2021-03-17 Pending — NTREIS
• 2021-03-04 Contingent — NTREIS
• 2021-01-14 Listed $312,900 NTREIS
• 2020-12-10 Listing Removed — NTREIS
• 2020-11-27 Price Changed $319,500 NTREIS
• 2020-11-08 Relisted — NTREIS
• 2020-10-26 Relisted — NTREIS
• 2020-10-18 Contingent — NTREIS
• 2020-10-18 Listing Removed — NTREIS
• 2020-10-18 Listing Removed — NTREIS
• 2020-09-20 Price Changed $324,500 NTREIS
• 2020-08-05 Price Changed $329,500 NTREIS
• 2020-07-22 Listed $339,500 NTREIS
• 2013-08-26 Sold (Public Records) — Public Records
• 2013-08-23 Sold (MLS) — NTREIS
• 2013-07-19 Listing Removed — NTREIS
• 2012-09-24 Listed $238,000 NTREIS
• 2004-11-04 Sold (Public Records) — Public Records
• 2004-07-29 Sold (Public Records) — Public Records
• 2003-11-07 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $8,060 · +3.3% YoY. Source: county tax records.