408 Coyote Creek Ct · Abilene, TX 79602

$258,990

4 bd · 2.0 ba · 1,510 sqft · SingleFamily · 6 Days on market

Built 2026 Excellent condition 3,055 sqft lot $172/sqft · 8% below area Est $283k · 8% under ↓ 3% since listing

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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 +23.1/30.0
• ARV discount +11.3/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21262436 - Built by NHC - Aug 2026 completion! ~ Model 1510 B1 - Lincoln The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en sui

Key facts

• 3,055 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Special listing condition: Builder; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No HOA (association type: None)

Exterior

• Parking: Attached 2-car garage (garage faces front); 1-car carport; 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; New construction (incomplete, 2026)
• Construction: Brick and siding construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Condo/townhome lot setting; Subdivision: Cedar Creek On Maple

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Laminate; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Double vanity; Walk-in closet(s); 7 total rooms; 1 living area; 1 dining area; One-level layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 8.4% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, crime D, commute F.
• Abilene ISD (urban): math 32% / reading 34% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+33.5%/yr); 370 active listings in the ZIP; 9 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 38% 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 $8k 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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $258,990

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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $282,795
• List price: $258,990
• Delta: -8.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2951 Journey Ln	0.33mi	3/2.0 (-1)	1,503 (-0%)	1mo	$289,000	$192	78
6634 Inverness St	0.55mi	3/2.0 (-1)	1,611 (+7%)	6mo	$274,500	$170	53
3018 Sterling St	0.43mi	3/2.0 (-1)	1,669 (+10%)	6mo	$248,900	$149	52
6618 Hampton Hills St	0.60mi	3/2.0 (-1)	1,621 (+7%)	6mo	$265,000	$163	50
3089 Lynn Ln	0.67mi	4/2.0	1,684 (+12%)	0mo	$298,490	$177	49
6557 Inverness St	0.65mi	4/2.0	1,684 (+12%)	2mo	$294,490	$175	49
3072 Lynn Ln	0.66mi	4/2.0	1,684 (+12%)	1mo	$294,490	$175	49
2919 Lynn Ln	0.69mi	4/2.0	1,684 (+12%)	0mo	$294,490	$175	48
6533 Inverness Rd	0.68mi	4/2.0	1,684 (+12%)	1mo	$294,490	$175	48
2838 Lynn Ln	0.68mi	4/2.0	1,684 (+12%)	3mo	$294,490	$175	47
2831 Lynn Ln	0.69mi	4/2.0	1,684 (+12%)	3mo	$298,490	$177	46
3025 Lynn Ln	0.69mi	4/2.0	1,684 (+12%)	6mo	$294,490	$175	44

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,625
• Equity at exit: $38,616

10-year hold

• IRR: 15.0%
• Equity multiple: 2.50×
• Total profit: $109,008
• Equity at exit: $22,393

Cash invested: $72,517 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,852 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $463

Break-even live

Break-even rent $2,266

Max offer price $258,990

Occupancy floor 79%

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: $64,748
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2943 Journey Ln Abilene, TX	3.0	2.0	1531	$2,850	$1.86	44d	1	0.38mi
3035 Glennster St Abilene, TX	3.0	2.0	1457	$2,550	$1.75	13d	1	0.75mi
2870 Glennster St Abilene, TX	3.0	2.0	1209	$2,299	$1.90	13d	1	0.78mi
2726 Roman Ln Abilene, TX	3.0	2.0	1100	$2,399	$2.18	5d	1	0.92mi
2620 Roman Ln Abilene, TX	3.0	2.0	1314	$2,399	$1.83	7d	1	0.98mi
5765 Abbey Rd Abilene, TX	3.0	2.0	1546	$2,800	$1.81	44d	1	1.32mi
5749 Foxfire Dr Abilene, TX	3.0	2.0	1268	$2,995	$2.36	13d	1	1.40mi
3302 Shelby Rd Abilene, TX	3.0	2.0	1582	$3,195	$2.02	44d	1	1.48mi
3712 Kala Dr Abilene, TX	3.0	2.0	1500	$2,500	$1.67	13d	1	1.49mi

Listing history 3 events

1. 2026-05-12
   status Pending 825-char remark
2. 2026-05-07
   price $258,990 825-char remark
3. 2026-05-06
   listed $266,990 Active 825-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,218
• − Mortgage interest: −$14,507
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,737
• − Management: −$2,737
• − Depreciation: −$7,534
• Taxable income: $1,522
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $5,189/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 · 3 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained exterior, and a clean interior. Upgrades in paint, smart home features, and landscaping can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding smart home features — Smart home features can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters. ↑

ⓘ 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: Abilene ISD
• NCES district ID: 4807440
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $39,782
• Composite: 27.71/100
• National rank: #6909
• State rank: #575 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

-3.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-07 Price Changed $258,990 NTREIS
• 2026-05-06 Listed $266,990 NTREIS