3515 FM 1750 · Abilene, TX 79602

$218,500

4 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 87 Days on market

Built 1978 0.75 ac lot Est $260k · 16% under ↓ 5% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY TO OWN A HOME WITH SO MUCH POTENTIAL. THIS HOME HAS 3 BEDROOMS BUT COULD BE MORE AND 2 FULL BATHS, A ENCLOSED SUNROOM, 3 CAR GARAGE, STORAGE AND IS IN THE WYLIE EAST SCHOOL DISTRICT. PROPERTY SOLD AS IS, NO SURVEY, NO HOME WARRANTY.

Key facts

• 0.75 acre lot
• 3 garage spots
• Built 1978

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Parcel number 16645; Subdivision: W; County: Taylor, United States
• Financial info: Listing accepts Cash and Conventional financing; Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Attached 3-car garage; 3 covered parking spaces; Garage faces side
• Utilities: No municipal utility district; Utilities listed as none
• Home design: Single-family residence; One-story
• Construction: Brick construction; Built in 1978
• Exterior features: Approximately 0.75-acre lot; Directions: LOOP 322 to FM 1750 South

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level, approx. 13 x 18)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating
• Interior features: Open living areas (2 living areas); Separate dining area

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $205k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 6.7% in Abilene — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 42% 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 $61k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $205,390 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $259,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 Swift Water Dr	0.61mi	3/2.0 (-1)	1,415 (-1%)	1mo	$287,500	$203	60
4725 Many Waters Dr	0.56mi	3/2.0 (-1)	1,461 (+2%)	3mo	$289,000	$198	58
817 Swift Water Dr	0.61mi	3/2.0 (-1)	1,496 (+5%)	0mo	$289,000	$193	54
818 Running Water Trl	0.48mi	4/2.0	1,581 (+11%)	7mo	$275,000	$174	50
334 Lollipop Trl	0.73mi	3/2.0 (-1)	1,456 (+2%)	6mo	$265,000	$182	49
818 Great Waters Dr	0.40mi	3/2.0 (-1)	1,631 (+14%)	1mo	$307,000	$188	48
4910 Coyote Run	0.57mi	3/2.0 (-1)	1,552 (+9%)	5mo	$268,000	$173	46
349 Lollipop Trl	0.71mi	4/2.0	1,569 (+10%)	1mo	$285,000	$182	45
5141 Yellowstone Trl	0.51mi	3/2.0 (-1)	1,600 (+12%)	4mo	$299,900	$187	44
5125 Spring Creek Rd	0.48mi	3/2.0 (-1)	1,604 (+12%)	7mo	$289,900	$181	42
365 Lollipop Trl	0.69mi	3/2.0 (-1)	1,595 (+12%)	4mo	$280,000	$176	36
841 Swift Water Dr	0.60mi	3/2.0 (-1)	1,618 (+13%)	6mo	$279,000	$172	36

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: 20.5%
• Equity multiple: 1.89×
• Total profit: $54,204
• Equity at exit: $32,579

10-year hold

• IRR: 31.7%
• Equity multiple: 4.53×
• Total profit: $215,868
• Equity at exit: $18,892

Cash invested: $61,180 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,102 high
• Mortgage (P&I): −$1,146
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,151

Break-even live

Break-even rent $1,645

Max offer price $218,500

Occupancy floor 58%

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	13d	1	0.49mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.71mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	0.71mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	18d	1	0.87mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	1.03mi
1341 Briar Cliff Path Abilene, TX	4.0	2.0	1712	$3,100	$1.81	13d	1	1.05mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	1.11mi
1342 Lewis and Clark Trl Abilene, TX	3.0	2.0	1572	$6,900	$4.39	13d	1	1.12mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	1.20mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	1.22mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	1.25mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	21d	1	1.25mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	1.26mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	1.26mi
3926 Duke Ln Abilene, TX	3.0	2.0	1612	$2,250	$1.40	7d	1	1.28mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	13d	1	1.34mi

Listing history 15 events

1. 2026-06-15
   statusdays on market $218,500 Pending 87 DOM
2. 2026-06-14
   days on market $218,500 Active Option Contract 86 DOM
3. 2026-06-13
   days on market $218,500 Active Option Contract 85 DOM
4. 2026-06-10
   days on market $218,500 Active Option Contract 83 DOM
5. 2026-06-09
   days on market $218,500 Active Option Contract 82 DOM
6. 2026-06-08
   days on market $218,500 Active Option Contract 81 DOM
7. 2026-06-07
   days on market $218,500 Active Option Contract 80 DOM
8. 2026-06-05
   days on market $218,500 Active Option Contract 77 DOM
9. 2026-06-02
   days on market $218,500 Active Option Contract 75 DOM
10. 2026-06-01
    days on market $218,500 Active Option Contract 74 DOM
11. 2026-05-31
    days on market $218,500 Active Option Contract 73 DOM
12. 2026-05-30
    days on market $218,500 Active Option Contract 72 DOM
13. 2026-04-21
    price $218,500
14. 2026-03-18
    listed $230,000 Active
15. 2024-03-18
    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: $757 · $63/mo
• Projected year-2 tax: $3,999 · $333/mo
• Expected delta: +$3,242/yr (+$270/mo · 428.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $37,227
• − Mortgage interest: −$12,239
• − Property taxes: −$757
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − Depreciation: −$6,356
• Taxable income: $10,826
• Est. tax owed @ 24.0%: −$2,598
• After-tax cash flow: $11,212/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

-5.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $218,500 NTREIS
• 2026-03-18 Listed $230,000 NTREIS
• 2024-03-18 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $757 · -38.0% YoY. Source: county tax records.