7321 Wildflower Way · Abilene, TX 79602

$335,000

4 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 4 Days on market

Built 2020 Good condition 6,882 sqft lot Est $347k · at est. $21/mo HOA · 1% of rent

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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 +14.5/30.0
• ARV discount +9.1/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Agent related to owner. Beautiful new Lantrip's Custom Home in Carriage Hills within walking distance to the new Wylie schools and Lake Kirby. 4BR 2BA, open concept and split bedrooms. Features include energy efficiency, vinyl flooring and crown molding in main areas, carpet in bedrooms, white custom cabinets with soft-close hinges, granite countertops, and large covered back porch. Primary suite includes free standing tub, separate walk-in shower, separate vanities, and separate closets. Landscaping, blinds, and refrigerator can be added to the sales price. Builder will provide $1000 towards closing costs and StrucSure 2-10 Warranty.

Key facts

• 6,882 sq ft lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (1.4% below list).
• Recommended offer: $330k (1.4% 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 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 44% 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,242 (1.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $347,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7321 Wildflower Way	0.00mi	4/2.0	1,737 (0%)	1mo	$335,000	$193	99
250 Martis Way	0.19mi	4/2.0	1,650 (-5%)	1mo	$325,000	$197	82
331 Sophia Ln	0.07mi	3/2.0 (-1)	1,632 (-6%)	0mo	$329,000	$202	81
7633 Wildflower Way	0.45mi	4/2.0	1,764 (+2%)	1mo	$348,000	$197	76
149 Spring Park Way	0.44mi	3/2.0 (-1)	1,714 (-1%)	1mo	$289,000	$169	72
132 Lake Ridge Ct	0.51mi	3/2.0 (-1)	1,662 (-4%)	1mo	$350,000	$211	64
365 Eagle Mountain Dr	0.37mi	4/2.0	1,970 (+13%)	0mo	$365,000	$185	60
317 Whiterock Dr	0.33mi	4/2.0	1,987 (+14%)	1mo	$384,900	$194	60
7654 Hudson Way	0.66mi	4/2.0	1,577 (-9%)	1mo	$335,000	$212	53
7580 Wildflower	0.50mi	3/2.0 (-1)	1,522 (-12%)	0mo	$304,900	$200	51
7584 Wildflower	0.51mi	3/2.0 (-1)	1,522 (-12%)	0mo	$304,900	$200	50
7588 Wildflower	0.52mi	3/2.0 (-1)	1,522 (-12%)	1mo	$304,900	$200	49

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-31,776
• Equity at exit: $49,950

10-year hold

• IRR: 6.7%
• Equity multiple: 1.63×
• Total profit: $58,782
• 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 79602

• Home prices YoY: -19.6%
• Rents YoY: 33.5%
• Active inventory: 370
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,302 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$615 /mo · $7,381/yr
• Insurance: −$140
• HOA: −$21
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $76

Break-even live

Break-even rent $3,206

Max offer price $335,000

Occupancy floor 93%

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.05mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	3d	1	0.06mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.14mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	43d	1	0.29mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.31mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.31mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.33mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	2d	1	0.38mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	43d	1	0.54mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	0.54mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.59mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	3d	1	0.60mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	20d	1	0.62mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	0.63mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.63mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	2d	1	0.63mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.64mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.70mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.74mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.75mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.75mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.81mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.81mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	13d	1	1.33mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-03-30
   status Pending
2. 2026-03-24
   listed $335,000 Active
3. 2020-10-27
   soldstatus Sold 642-char remark

   Show marketing remark (642 chars)

   Agent related to owner. Beautiful new Lantrip's Custom Home in Carriage Hills within walking distance to the new Wylie schools and Lake Kirby. 4BR 2BA, open concept and split bedrooms. Features include energy efficiency, vinyl flooring and crown molding in main areas, carpet in bedrooms, white custom cabinets with soft-close hinges, granite countertops, and large covered back porch. Primary suite includes free standing tub, separate walk-in shower, separate vanities, and separate closets. Landscaping, blinds, and refrigerator can be added to the sales price. Builder will provide $1000 towards closing costs and StrucSure 2-10 Warranty.

4. 2020-07-25
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Agent related to owner. Beautiful new Lantrip's Custom Home in Carriage Hills within walking distance to the new Wylie schools and Lake Kirby. 4BR 2BA, open concept and split bedrooms. Features include energy efficiency, vinyl flooring and crown molding in main areas, carpet in bedrooms, white custom cabinets with soft-close hinges, granite countertops, and large covered back porch. Primary suite includes free standing tub, separate walk-in shower, separate vanities, and separate closets. Landscaping, blinds, and refrigerator can be added to the sales price. Builder will provide $1000 towards closing costs and StrucSure 2-10 Warranty.

5. 2020-07-15
   listed $218,230 Active 642-char remark

   Show marketing remark (642 chars)

   Agent related to owner. Beautiful new Lantrip's Custom Home in Carriage Hills within walking distance to the new Wylie schools and Lake Kirby. 4BR 2BA, open concept and split bedrooms. Features include energy efficiency, vinyl flooring and crown molding in main areas, carpet in bedrooms, white custom cabinets with soft-close hinges, granite countertops, and large covered back porch. Primary suite includes free standing tub, separate walk-in shower, separate vanities, and separate closets. Landscaping, blinds, and refrigerator can be added to the sales price. Builder will provide $1000 towards closing costs and StrucSure 2-10 Warranty.

ⓘ 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: $7,381 · $615/mo
• Projected year-2 tax: $7,381 · $615/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 · 24 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: $39,629
• − Mortgage interest: −$18,765
• − Property taxes: −$7,381
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,170
• − Management: −$3,170
• − HOA: −$252
• − Depreciation: −$9,745
• Taxable loss: −$4,530
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $2,005/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates that would raise its resale or rental value are painting, landscaping, replacing blinds, and replacing ceiling fans.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both Replace blinds — New blinds can improve the home's curb appeal and functionality
• Both Replace ceiling fans — Modern ceiling fans can improve the home's functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Replace blinds — New blinds can improve the home's curb appeal and functionality ↑
• Both Replace ceiling fans — Modern ceiling fans can improve the home's functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+53.5% since first listed

5 events — show timeline

• 2026-03-30 Pending — NTREIS
• 2026-03-24 Listed $335,000 NTREIS
• 2020-10-27 Sold (MLS) — NTREIS
• 2020-07-25 Pending — NTREIS
• 2020-07-15 Listed $218,230 NTREIS

Property tax history

+56.7%/yr

Latest (2025): $7,381 · +2.4% YoY. Source: county tax records.