6607 Prickly Pear Way · Abilene, TX 79606

$332,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily · 14 Days on market

Built 2026 Excellent condition 6,665 sqft lot Est $290k · 15% over

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Why this score? — see what drove the D 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 +14.2/30.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience luxury living at an affordable price in this beautifully crafted new construction home located in the highly desired Fairway Oaks Village Subdivision, just minutes from the Fairway Oaks Golf Course. This thoughtfully designed brick home blends upscale finishes with everyday comfort, making it the perfect place to call home. Step inside to find soaring 9’ and 10’ ceilings and abundant natural light pouring through energy-efficient 6-foot windows, creating an open and inviting atmosphere. The kitchen is both stylish and functional, featuring a gas cooktop and modern conveniences ideal for cooking and entertaining. Designed with efficiency and ease in mind, the home incl

Key facts

• Gas cooktop
• 9 and 10 ceilings
• 6,665 sq ft lot

Tags

• NEW CONSTRUCTION HOME
• FAIRWAY OAKS GOLF COURSE
• 9 AND 10 CEILINGS
• ENERGY EFFICIENT WINDOWS
• GAS COOKTOP
• TANKLESS WATER HEATER

Property features AI

Finance

• Financial info: Loan types accepted: 1031 Exchange, Cash, Conventional, FHA, VA; Second mortgage: No; Treat as clear loan type
• HOA & community: Mandatory association; Association covers management fees; Association fee charged annually (amount listed as 0); HOA management company: TBD (phone: [phone])

Exterior

• Parking: 2 covered spaces; 2-car attached garage; Driveway; Asphalt parking; Garage with opener and garage faces front
• Utilities: City water; City sewer; Asphalt (road)
• Home design: Single-family residence; Residential property; One story; Entry level: One
• Construction: Built in 2026; Smart home features
• Exterior features: Less than 0.5 acre lot; Municipal utility district; Subdivision: Fairway Village; Directions: Antilly to Fairway then to Hardwick

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Refrigerator; Vented exhaust fan; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath and walk-in closet
• Bathrooms: 2 full bathrooms
• Interior features: Decorative lighting; Pantry; Smart home system; Walk-in closet(s); One living area; One dining area; Room count: 3; Levels: One
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $332k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $58 ($691/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 $298k (10.3% below list).
• Recommended offer: $298k (10.3% 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 West El (428 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+40.7%/yr); 288 active listings in the ZIP; 13 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).
• At $2,977/mo this rent would consume 45% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $297,714 (10.3% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $289,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 Muthu Veer Dr	0.46mi	3/2.0	1,547 (+3%)	8mo	$294,000	$190	68
3334 Laxmi Govind Dr	0.51mi	3/2.0	1,380 (-8%)	1mo	$275,000	$199	62
6909 Glen Abbey Rd	0.52mi	3/2.0	1,642 (+9%)	2mo	$309,900	$189	60
3299 Laxmi Govind	0.51mi	4/2.0 (+1)	1,577 (+5%)	7mo	$319,900	$203	58
6947 Forrest Meadows Dr	0.71mi	3/2.0	1,569 (+4%)	6mo	$289,000	$184	55
6901 Glen Abbey Rd	0.51mi	4/2.0 (+1)	1,648 (+9%)	2mo	$309,900	$188	54
7036 Tin Cup	0.59mi	3/2.0	1,380 (-8%)	7mo	$269,999	$196	53
7412 Olive Grove Ave	0.66mi	3/2.0	1,678 (+11%)	2mo	$325,000	$194	49
6939 Forrest Meadows Dr	0.70mi	4/2.0 (+1)	1,619 (+7%)	2mo	$310,000	$191	49
7069 Tin Cup	0.63mi	3/2.0	1,300 (-14%)	8mo	$249,900	$192	41
7077 Tin Cup	0.64mi	3/2.0	1,300 (-14%)	8mo	$249,900	$192	40
7085 Tin Cup	0.65mi	3/2.0	1,300 (-14%)	8mo	$249,900	$192	40

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: -9.6%
• Equity multiple: 0.63×
• Total profit: $-34,354
• Equity at exit: $49,502

10-year hold

• IRR: 5.5%
• Equity multiple: 1.50×
• Total profit: $46,598
• Equity at exit: $28,705

Cash invested: $92,960 (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: 288
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,977 high
• Mortgage (P&I): −$1,741
• Tax est. 1.5%: −$415 /mo · $4,980/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $58

Break-even live

Break-even rent $2,904

Max offer price $332,000

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	21d	1	0.50mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	11d	1	0.61mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.74mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	24d	1	0.79mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	24d	1	0.80mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	0.86mi
5733 Legacy Dr Abilene, TX	3.0	2.0	1843	$5,000	$2.71	5d	1	0.90mi
3902 Karen Dr Abilene, TX	3.0	2.0	1055	$2,495	$2.36	17d	1	1.12mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	7d	1	1.21mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	13d	1	1.35mi
4925 Greenslope Dr Unit C Abilene, TX	3.0	2.0	1100	$1,900	$1.73	13d	1	1.41mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	1.46mi
7825 Thompson Pkwy Abilene, TX	3.0	2.0	1167	$2,295	$1.97	7d	1	1.48mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-17
   listed $332,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $35,726
• − Mortgage interest: −$18,597
• − Property taxes: −$4,980
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,858
• − Management: −$2,858
• − Depreciation: −$9,658
• Taxable loss: −$4,886
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $1,863/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 · 4 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition and ready for completion. It offers a perfect blend of luxury and functionality, making it an ideal investment opportunity.

Value-add opportunities

• Both Complete construction and finishing — Finishing touches will make the home move-in ready and visually appealing
• Both Landscaping and curb appeal — Landscaping will enhance the home's curb appeal and attract potential buyers
• Both Interior finishing and fixtures — Interior finishing and fixtures will make the home move-in ready and visually appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Complete construction and finishing — Finishing touches will make the home move-in ready and visually appealing ↑
• Both Landscaping and curb appeal — Landscaping will enhance the home's curb appeal and attract potential buyers ↑
• Both Interior finishing and fixtures — Interior finishing and fixtures will make the home move-in ready and visually appealing ↑

ⓘ 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): 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

2 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-17 Listed $332,000 NTREIS