3802 Wake Forest Ln · Abilene, TX 79602

$220,000

3 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 2 Days on market

Built 1994 7,057 sqft lot Est $199k · 10% over

---

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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious corner lot in Wylie ISD! Very well maintained. 3 bedrooms and 2 full bathrooms. Tall ceiling in freshly painted living room with romantic brick wood burning fireplace and mantle. Newer carpet. Tray ceiling and walk in closet in master bedroom. Beautiful granite countertops throughout. Chic kitchen backsplash, decorative lighting and large window in dining area. Stainless steel appliances. Relax on the covered back patio in this quiet family friendly neighborhood close to the Wylie East Middle School. Storage shed and large climbing and shade tree in the grassy, fenced back yard. AC compressor unit replaced summer 2022.

Key facts

• Brick fireplace
• Wooden privacy fence
• Tin backsplash

Tags

• BRICK FIREPLACE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• TIN BACKSPLASH
• COVERED PATIO
• WOODEN PRIVACY FENCE

Property features AI

Finance

• Other: Washer and dryer excluded from sale
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage facing front with a 2-car single door; 2 covered parking spaces
• Security: No specific security features listed
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single-family residence; One story; Built in 1994; Preowned
• Construction: Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Covered patio; Private yard; Storage shed; Wood privacy fence; Landscaped corner lot; Large backyard with grass

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Granite counters
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Ceiling fans; Electric cooling components
• Interior features: Decorative lighting; Granite counters; Cable TV available; High-speed internet available; Window coverings; One living area; One dining area; Total room count: 4
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

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 East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% FRL).
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 9 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 32% of the median local income ($90k/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 $7k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $199,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Cornell Dr	0.05mi	3/2.5	1,224 (-0%)	8mo	$208,900	$171	88
3850 Wake Forrest Ln	0.07mi	3/2.0	1,276 (+4%)	7mo	$212,000	$166	85
3649 Auburn Dr	0.24mi	3/2.0	1,181 (-4%)	0mo	$195,000	$165	82
3702 Radcliff Rd	0.27mi	2/2.0 (-1)	1,223 (-0%)	2mo	$157,000	$128	80
3718 Varsity Ln	0.17mi	3/2.0	1,162 (-6%)	6mo	$190,000	$164	78
3710 Scranton Ln	0.17mi	3/1.0	1,152 (-6%)	8mo	$165,000	$143	70
3617 Georgetown Dr	0.39mi	3/1.5	1,284 (+4%)	3mo	$140,000	$109	70
3810 Georgetown Dr	0.25mi	2/1.0 (-1)	1,188 (-3%)	6mo	$169,900	$143	69
3618 Georgetown Dr	0.37mi	3/1.0	1,176 (-4%)	4mo	$184,900	$157	68
3849 Radcliff Rd	0.22mi	3/1.5	1,376 (+12%)	0mo	$225,000	$164	67
1142 Baylor St	0.33mi	3/2.0	1,329 (+8%)	5mo	$159,000	$120	67
3858 Trinity Ln	0.15mi	3/2.0	1,386 (+13%)	8mo	$225,000	$162	65

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-7,344
• Equity at exit: $32,803

10-year hold

• IRR: 11.9%
• Equity multiple: 2.16×
• Total profit: $71,628
• Equity at exit: $19,022

Cash invested: $61,600 (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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $244

Break-even live

Break-even rent $2,083

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $369	-5% $306	+0% $244	+5% $182	+10% $120
Rent	-10% $55	-5% $150	+0% $244	+5% $339	+10% $433
Rate	-1.0pp $355	-0.5pp $300	base $244	+0.5pp $187	+1.0pp $129

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	23d	1	0.15mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	21d	1	0.15mi
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	8d	1	0.15mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	14d	1	0.16mi
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	14d	1	0.28mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	14d	1	0.29mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	3d	1	0.33mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	14d	1	0.67mi
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	1.26mi

Listing history 4 events

1. 2026-06-02
   status $220,000 Pending 2 DOM
2. 2026-06-01
   days on market $220,000 Active 2 DOM
3. 2026-05-31
   remarks 699-char remark
4. 2026-05-31
   listed $220,000 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: $4,804 · $400/mo
• Projected year-2 tax: $4,804 · $400/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 · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $28,707
• − Mortgage interest: −$12,323
• − Property taxes: −$4,804
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$6,400
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $3,053/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): 27,425
• Household income: $89,551
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 338.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -46.04%
• Current HPI: 189.3098
• Rent YoY: ▲ 33.46%
• 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

+30.3% since first listed

19 events — show timeline

• 2026-05-30 Listed $220,000 NTREIS
• 2023-11-08 Sold (Public Records) — Public Records
• 2023-11-07 Sold (MLS) — NTREIS
• 2023-10-26 Rental Removed $1,650 LISTANZA
• 2023-10-22 Listed for Rent $1,650 LISTANZA
• 2023-10-20 Pending — NTREIS
• 2023-10-15 Rental Removed $1,650 NTREIS
• 2023-10-13 Contingent — NTREIS
• 2023-10-11 Relisted — NTREIS
• 2023-10-11 Contingent — NTREIS
• 2023-10-04 Listed $205,000 NTREIS
• 2023-09-22 Price Changed $1,650 NTREIS
• 2023-08-30 Listed for Rent $1,750 NTREIS
• 2021-12-01 Sold (Public Records) — Public Records
• 2021-11-30 Sold (MLS) — NTREIS
• 2021-10-31 Pending — NTREIS
• 2021-10-25 Contingent — NTREIS
• 2021-10-22 Listed $168,900 NTREIS
• 2000-06-14 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,804 · +0.6% YoY. Source: county tax records.