4634 Beall Blvd · Abilene, TX 79606

$199,900

4 bd · 4.0 ba · 1,971 sqft · SingleFamily public records · 92 Days on market

Built 1981 7,710 sqft lot Est $313k · 36% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

Key facts

• Large walk-in closet
• Spacious living room
• Fireplace

Tags

• WYLIE SCHOOL DISTRICT
• MASTER BEDROOM DOWNSTAIRS
• LARGE WALK-IN CLOSET
• SPACIOUS LIVING ROOM
• FIREPLACE
• PLENTY OF COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.8% 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 West El (428 students, 21% FRL); Wylie West J H (math 62% / reading 58%, grade B, #158 of 1,662 statewide, top 10%, 972 students, 24% FRL); Wylie H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 1,467 students, 18% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 291 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $3,019/mo this rent would consume 46% of the median local household income ($79k/yr) (locally 1181% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $313,389
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5008 Quesnel Ct	0.34mi	4/2.0	2,002 (+2%)	2mo	$399,000	$199	72
7710 John Carroll Dr	0.16mi	3/2.0 (-1)	1,845 (-6%)	6mo	$288,000	$156	64
5114 Rossland Rd	0.53mi	4/2.0	2,050 (+4%)	5mo	$382,500	$187	56
8042 Scooter Ct	0.12mi	3/2.0 (-1)	1,755 (-11%)	9mo	$250,000	$142	56
8073 Bonnie Cir	0.53mi	5/3.0 (+1)	2,085 (+6%)	5mo	$304,000	$146	52
8102 Thompson Pkwy	0.25mi	4/2.0	2,264 (+15%)	10mo	$350,000	$155	47
7967 Bonnie Cir	0.57mi	3/2.0 (-1)	1,810 (-8%)	0mo	$287,900	$159	46
7574 Ruby Esther Cir	0.30mi	3/2.0 (-1)	1,686 (-14%)	4mo	$265,000	$157	45
4901 Crystal Crk	0.72mi	4/2.5	2,102 (+7%)	6mo	$333,500	$159	45
5149 Western Plains Ave	0.62mi	3/2.5 (-1)	1,790 (-9%)	2mo	$305,000	$170	43
4525 Rio Mesa Dr	0.65mi	3/2.0 (-1)	1,835 (-7%)	9mo	$345,000	$188	38
5143 Trail St	0.58mi	4/2.0	2,250 (+14%)	8mo	$412,500	$183	35

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: 13.3%
• Equity multiple: 1.57×
• Total profit: $31,643
• Equity at exit: $29,806

10-year hold

• IRR: 26.1%
• Equity multiple: 3.91×
• Total profit: $162,635
• Equity at exit: $17,284

Cash invested: $55,972 (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: 291
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,019 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$501 /mo · $6,018/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $752

Break-even live

Break-even rent $2,067

Max offer price $199,900

Occupancy floor 70%

Sensitivity live

Price	-10% $865	-5% $808	+0% $752	+5% $695	+10% $639
Rent	-10% $513	-5% $633	+0% $752	+5% $871	+10% $990
Rate	-1.0pp $852	-0.5pp $803	base $752	+0.5pp $700	+1.0pp $647

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	14d	1	0.06mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	6d	1	0.09mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	22d	1	0.13mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	5d	1	0.28mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	14d	1	0.35mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	8d	1	0.48mi
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	8d	1	0.62mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	4d	1	0.66mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	6d	1	0.71mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	6d	1	0.88mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	14d	1	0.90mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	25d	1	0.92mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	0.92mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	22d	1	0.98mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	14d	1	1.01mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	1.03mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	22d	1	1.04mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	13d	1	1.09mi
6609 Desert Willow Trl Abilene, TX	4.0	3.0	2080	$3,200	$1.54	14d	1	1.14mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	22d	1	1.20mi
3726 Pensacola Dr Abilene, TX	4.0	2.5	2126	$7,000	$3.29	0d	1	1.33mi

Listing history 39 events

1. 2026-01-09
   status Pending
2. 2025-12-23
   historical Active Option Contract
3. 2025-12-09
   price $199,900
4. 2025-09-28
   listed $215,000 Active
5. 2022-08-26
   soldstatus Closed 647-char remark

   Show marketing remark (647 chars)

   Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

6. 2022-08-26
   soldstatus

   Show marketing remark (647 chars)

   Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

7. 2022-08-03
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

8. 2022-07-27
   historical Active Option Contract 647-char remark

   Show marketing remark (647 chars)

   Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

9. 2022-07-09
   price $249,900 647-char remark

   Show marketing remark (647 chars)

   Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

10. 2022-06-28
    status Active 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

11. 2022-06-25
    historical Active Option Contract 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

12. 2022-06-17
    price $259,900 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

13. 2022-06-17
    status Active 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

14. 2022-06-01
    historical Active Option Contract 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

15. 2022-05-20
    listed $268,000 Active 647-char remark

    Show marketing remark (647 chars)

    Spacious South Abilene Home with in-ground pool in the Wylie Independent School District. This home features 5 bedrooms with 2 full baths, providing options for you. The master bedroom is downstairs and features a large walk-in=closet. The other 4 bedrooms and 2nd bathroom are located upstairs. Spacious living room with Gas fireplace, perfect for entertaining family and friends. Nice size kitchen providing plenty of counter space and cabinetry, along with stainless appliances and gas range. Separate Laundry room. Great back yard with in-ground pool and rod iron fence around the pool for safety. Come and See. Please Verify All Measurements

16. 2017-12-29
    soldstatus Sold 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

17. 2017-12-29
    soldstatus

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

18. 2017-12-09
    status Pending 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

19. 2017-11-29
    historical Active Option Contract 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

20. 2017-11-17
    status Active 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

21. 2017-11-13
    historical Active Option Contract 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

22. 2017-10-03
    listed $199,900 Active 471-char remark

    Show marketing remark (471 chars)

    5 bedroom in Wylie ISD, one bedroom is over sized and makes a perfect game room or second living. Updates include, interior paint, gorgeous wood floors, tile in showers, faucets, and lights throughout home, HVAC upstairs unit, garage door, concrete in back yard, resealed pool surface, pool pump. Pool is sparking, and landscape is stunning. Master downstairs with huge walk in closet. 4 bedrooms are upstairs. Pergola, lounge chairs, and pool equipment stays with house.

23. 2015-10-02
    soldstatus
24. 2015-09-30
    soldstatus Sold
25. 2015-09-04
    status Pending
26. 2015-08-19
    historical Active Option Contract
27. 2015-06-24
    price $189,000
28. 2015-05-12
    price $194,000
29. 2015-03-27
    listed $199,000 Active
30. 2014-09-24
    soldstatus Sold
31. 2014-08-26
    status Pending
32. 2014-08-08
    price $129,000 Active
33. 2014-08-08
    status Active
34. 2014-07-23
    status Pending
35. 2014-07-09
    price $135,000
36. 2014-06-24
    status Active
37. 2014-06-23
    status Pending
38. 2014-06-09
    listed $145,500 Active
39. 1996-05-30
    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: $6,018 · $501/mo
• Projected year-2 tax: $6,018 · $501/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $36,226
• − Mortgage interest: −$11,198
• − Property taxes: −$6,018
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − Depreciation: −$5,815
• Taxable income: $6,400
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $7,486/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

+37.4% since first listed

39 events — show timeline

• 2026-01-09 Pending — NTREIS
• 2025-12-23 Contingent — NTREIS
• 2025-12-09 Price Changed $199,900 NTREIS
• 2025-09-28 Listed $215,000 NTREIS
• 2022-08-26 Sold (Public Records) — Public Records
• 2022-08-26 Sold (MLS) — NTREIS
• 2022-08-03 Pending — NTREIS
• 2022-07-27 Contingent — NTREIS
• 2022-07-09 Price Changed $249,900 NTREIS
• 2022-06-28 Relisted — NTREIS
• 2022-06-25 Contingent — NTREIS
• 2022-06-17 Price Changed $259,900 NTREIS
• 2022-06-17 Relisted — NTREIS
• 2022-06-01 Contingent — NTREIS
• 2022-05-20 Listed $268,000 NTREIS
• 2017-12-29 Sold (Public Records) — Public Records
• 2017-12-29 Sold (MLS) — NTREIS
• 2017-12-09 Pending — NTREIS
• 2017-11-29 Contingent — NTREIS
• 2017-11-17 Relisted — NTREIS
• 2017-11-13 Contingent — NTREIS
• 2017-10-03 Listed $199,900 NTREIS
• 2015-10-02 Sold (Public Records) — Public Records
• 2015-09-30 Sold (MLS) — NTREIS
• 2015-09-04 Pending — NTREIS
• 2015-08-19 Contingent — NTREIS
• 2015-06-24 Price Changed $189,000 NTREIS
• 2015-05-12 Price Changed $194,000 NTREIS
• 2015-03-27 Listed $199,000 NTREIS
• 2014-09-24 Sold (MLS) — NTREIS
• 2014-08-26 Pending — NTREIS
• 2014-08-08 Relisted — NTREIS
• 2014-08-08 Price Changed $129,000 NTREIS
• 2014-07-23 Pending — NTREIS
• 2014-07-09 Price Changed $135,000 NTREIS
• 2014-06-24 Relisted — NTREIS
• 2014-06-23 Pending — NTREIS
• 2014-06-09 Listed $145,500 NTREIS
• 1996-05-30 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $6,018 · -4.4% YoY. Source: county tax records.