5333 Willow Ridge Rd · Abilene, TX 79606

$335,000

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 14 Days on market

Built 1998 9,496 sqft lot Est $357k · 6% 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 +10.3/15.0
• Cash flow +9.2/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom 2 bath home located in highly sought after Wylie ISD. Convenient access to shopping and dining. In the kitchen, you will enjoy the open space, granite counter tops, and walk-in pantry. The living area presents a beautiful brick fireplace and soaring ceilings. A perfect space for family time and entertaining guests. The impressive owner's suite boasts generous space, a double walk-in closet, and leads to the gorgeous ensuite where you will find a very roomy double vanity and soaker tub. Start your New Year off right and make this your home!

Key facts

• Tile and wood floors
• Solid wood cabinets
• Split floor plan

Tags

• OPEN LAYOUT
• SPLIT FLOOR PLAN
• TILE AND WOOD FLOORS
• GRANITE COUNTERTOPS
• SOLID WOOD CABINETS
• BIG WALK-IN PANTRY

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (garage faces side); 2 covered parking spaces
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One-story; Residential property; Preowned (built 1998)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1998
• Exterior features: Covered porch(es); Dog run; Gutters; Wood fencing; Few trees; Landscaped interior lot

Interior

• Kitchen: Natural stone/granite counters; Built-in cabinets; Pantry; Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Primary bedroom with ensuite bath; Primary bedroom with built-in cabinets, garden tub, separate shower and separate vanities; Two additional bedrooms (all on one level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; Primary bathroom features garden tub, separate shower and separate vanities
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Decorative lighting; Cable TV available; High speed internet available; Eat-in kitchen; Pantry; Breakfast bar
• Laundry & utility: Full-size washer/dryer area; Laundry room on main level

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 $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (16.5% below list).
• Recommended offer: $280k (16.5% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $279,779 (16.5% 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: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $357,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5333 Willow Ridge Rd	0.00mi	3/2.0	1,880 (0%)	0mo	$335,000	$178	100
5509 Fallbrook Dr	0.31mi	4/2.0 (+1)	1,869 (-1%)	1mo	$370,000	$198	79
5149 Western Plains Ave	0.25mi	3/2.5	1,790 (-5%)	2mo	$305,000	$170	77
7034 Breezeway Dr	0.34mi	4/2.0 (+1)	1,834 (-2%)	0mo	$348,500	$190	75
5341 Western Plains Ave	0.15mi	4/2.0 (+1)	1,754 (-7%)	3mo	$295,000	$168	74
7026 Breezeway Dr	0.36mi	4/2.0 (+1)	1,802 (-4%)	1mo	$342,400	$190	70
7026 Pebbles Pl	0.39mi	3/2.5	2,028 (+8%)	1mo	$415,000	$205	66
6825 Desert Willow Trl	0.52mi	4/2.5 (+1)	1,894 (+1%)	2mo	$375,000	$198	66
5133 Holly Way	0.59mi	4/2.0 (+1)	1,909 (+2%)	0mo	$345,000	$181	65
7018 Breezeway Dr	0.37mi	4/2.0 (+1)	2,035 (+8%)	1mo	$386,700	$190	63
5008 Quesnel Ct	0.45mi	4/2.0 (+1)	2,002 (+6%)	2mo	$399,000	$199	62
6601 Windmill Grass Ln	0.65mi	4/2.0 (+1)	2,073 (+10%)	0mo	$414,800	$200	47

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: -15.9%
• Equity multiple: 0.41×
• Total profit: $-55,480
• Equity at exit: $49,950

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-1,225
• 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: $2,798 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$567 /mo · $6,803/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-253

Break-even live

Break-even rent $3,118

Max offer price $290,303

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-158	+0% $-253	+5% $-348	+10% $-443
Rent	-10% $-474	-5% $-364	+0% $-253	+5% $-143	+10% $-32
Rate	-1.0pp $-84	-0.5pp $-168	base $-253	+0.5pp $-340	+1.0pp $-428

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	6d	1	0.13mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	3d	1	0.14mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	14d	1	0.17mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	6d	1	0.20mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	14d	1	0.67mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	6d	1	0.69mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.82mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	14d	1	0.85mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	0.86mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	21d	1	0.91mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	14d	1	0.98mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	1.09mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	14d	1	1.26mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	25d	1	1.37mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	1.38mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	7d	1	1.40mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	1.44mi

Listing history 21 events

1. 2026-05-04
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-24
   historical Active Option Contract
4. 2026-04-20
   listed $335,000 Active
5. 2022-01-24
   soldstatus Sold 562-char remark

   Show marketing remark (562 chars)

   Lovely 3 bedroom 2 bath home located in highly sought after Wylie ISD. Convenient access to shopping and dining. In the kitchen, you will enjoy the open space, granite counter tops, and walk-in pantry. The living area presents a beautiful brick fireplace and soaring ceilings. A perfect space for family time and entertaining guests. The impressive owner's suite boasts generous space, a double walk-in closet, and leads to the gorgeous ensuite where you will find a very roomy double vanity and soaker tub. Start your New Year off right and make this your home!

6. 2022-01-21
   soldstatus
7. 2021-12-21
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Lovely 3 bedroom 2 bath home located in highly sought after Wylie ISD. Convenient access to shopping and dining. In the kitchen, you will enjoy the open space, granite counter tops, and walk-in pantry. The living area presents a beautiful brick fireplace and soaring ceilings. A perfect space for family time and entertaining guests. The impressive owner's suite boasts generous space, a double walk-in closet, and leads to the gorgeous ensuite where you will find a very roomy double vanity and soaker tub. Start your New Year off right and make this your home!

8. 2021-12-11
   historical Active Option Contract 562-char remark

   Show marketing remark (562 chars)

   Lovely 3 bedroom 2 bath home located in highly sought after Wylie ISD. Convenient access to shopping and dining. In the kitchen, you will enjoy the open space, granite counter tops, and walk-in pantry. The living area presents a beautiful brick fireplace and soaring ceilings. A perfect space for family time and entertaining guests. The impressive owner's suite boasts generous space, a double walk-in closet, and leads to the gorgeous ensuite where you will find a very roomy double vanity and soaker tub. Start your New Year off right and make this your home!

9. 2021-12-07
   listed $269,000 Active 562-char remark

   Show marketing remark (562 chars)

   Lovely 3 bedroom 2 bath home located in highly sought after Wylie ISD. Convenient access to shopping and dining. In the kitchen, you will enjoy the open space, granite counter tops, and walk-in pantry. The living area presents a beautiful brick fireplace and soaring ceilings. A perfect space for family time and entertaining guests. The impressive owner's suite boasts generous space, a double walk-in closet, and leads to the gorgeous ensuite where you will find a very roomy double vanity and soaker tub. Start your New Year off right and make this your home!

10. 2016-02-26
    soldstatus
11. 2016-02-24
    soldstatus Sold 425-char remark

    Show marketing remark (425 chars)

    AGENT OWNER. Stunning 3 bd 2 ba in Wagon Wheel subdivision in Wylie ISD. This open concept home boasts a split floor plan with tile and wood flooring throughout. In the kitchen you'll find Granite countertops, solid wood cabinets and a large walk in pantry. The master bedroom is a spacious retreat that has a gorgeous master bath with plenty of room. In addition, you have a private office as well. This one won't last long!

12. 2016-01-27
    status Pending 425-char remark

    Show marketing remark (425 chars)

    AGENT OWNER. Stunning 3 bd 2 ba in Wagon Wheel subdivision in Wylie ISD. This open concept home boasts a split floor plan with tile and wood flooring throughout. In the kitchen you'll find Granite countertops, solid wood cabinets and a large walk in pantry. The master bedroom is a spacious retreat that has a gorgeous master bath with plenty of room. In addition, you have a private office as well. This one won't last long!

13. 2016-01-19
    historical Active Option Contract 425-char remark

    Show marketing remark (425 chars)

    AGENT OWNER. Stunning 3 bd 2 ba in Wagon Wheel subdivision in Wylie ISD. This open concept home boasts a split floor plan with tile and wood flooring throughout. In the kitchen you'll find Granite countertops, solid wood cabinets and a large walk in pantry. The master bedroom is a spacious retreat that has a gorgeous master bath with plenty of room. In addition, you have a private office as well. This one won't last long!

14. 2016-01-10
    price $205,000 425-char remark

    Show marketing remark (425 chars)

    AGENT OWNER. Stunning 3 bd 2 ba in Wagon Wheel subdivision in Wylie ISD. This open concept home boasts a split floor plan with tile and wood flooring throughout. In the kitchen you'll find Granite countertops, solid wood cabinets and a large walk in pantry. The master bedroom is a spacious retreat that has a gorgeous master bath with plenty of room. In addition, you have a private office as well. This one won't last long!

15. 2015-12-18
    listed $207,000 Active 425-char remark

    Show marketing remark (425 chars)

    AGENT OWNER. Stunning 3 bd 2 ba in Wagon Wheel subdivision in Wylie ISD. This open concept home boasts a split floor plan with tile and wood flooring throughout. In the kitchen you'll find Granite countertops, solid wood cabinets and a large walk in pantry. The master bedroom is a spacious retreat that has a gorgeous master bath with plenty of room. In addition, you have a private office as well. This one won't last long!

16. 2007-08-22
    soldstatus
17. 2007-08-20
    soldstatus
18. 2007-07-20
    historical
19. 2007-06-25
    listed $169,500
20. 2005-09-19
    soldstatus
21. 2001-02-20
    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: $6,803 · $567/mo
• Projected year-2 tax: $6,803 · $567/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 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $33,573
• − Mortgage interest: −$18,765
• − Property taxes: −$6,803
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$9,745
• Taxable loss: −$8,787
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-927/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

+97.6% since first listed

21 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-20 Listed $335,000 NTREIS
• 2022-01-24 Sold (MLS) — NTREIS
• 2022-01-21 Sold (Public Records) — Public Records
• 2021-12-21 Pending — NTREIS
• 2021-12-11 Contingent — NTREIS
• 2021-12-07 Listed $269,000 NTREIS
• 2016-02-26 Sold (Public Records) — Public Records
• 2016-02-24 Sold (MLS) — NTREIS
• 2016-01-27 Pending — NTREIS
• 2016-01-19 Contingent — NTREIS
• 2016-01-10 Price Changed $205,000 NTREIS
• 2015-12-18 Listed $207,000 NTREIS
• 2007-08-22 Sold (Public Records) — Public Records
• 2007-08-20 Sold (MLS) — NTREIS
• 2007-07-20 Listing Removed — NTREIS
• 2007-06-25 Listed $169,500 NTREIS
• 2005-09-19 Sold (Public Records) — Public Records
• 2001-02-20 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,803 · -1.1% YoY. Source: county tax records.