7660 Mountain View Rd · Abilene, TX 79602

$351,400

4 bd · 2.0 ba · 1,757 sqft · SingleFamily · 17 Days on market

Built 2026 Poor condition 6,882 sqft lot Est $346k · at est. $21/mo HOA · 1% of rent

---

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 +14.3/30.0
• ARV discount +6.8/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Texas Pride Custom Homes • New floor plan • 4 bed • 2 bath • 1,757 sq ft • Carriage Hills • Wylie ISD East Fresh design and functional space come together in this Texas Pride Custom Homes floor plan in Carriage Hills. With 4 bedrooms, 2 bathrooms, and 1,757 square feet, 7660 Mountain View Rd. offers an open living, dining, and kitchen layout that feels bright, connected, and ready for everyday life. The split-bedroom design gives the primary suite added privacy, while the kitchen island, pantry, and laundry room with bench-drop zone add convenience where it counts. A welcoming front porch, covered back porch, and 2-car garage round out the layout. Located in

Key facts

• Pantry
• Laundry room
• Front porch

Tags

• NEW FLOOR PLAN
• SPLIT-BEDROOM DESIGN
• KITCHEN ISLAND
• PANTRY
• LAUNDRY ROOM
• FRONT PORCH

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding or upon completion
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; Annual HOA fee of $250; HOA includes management fees

Exterior

• Parking: 2 covered spaces; 2-car attached garage with garage door opener; garage faces front; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Municipal utility district; Community mailbox; Curbs and sidewalk; Rain/freeze sensors
• Home design: Single-family residence; New construction (incomplete); One story; Not attached to another property; Restrictions: Deed and development
• Construction: Built in 2026 (new construction - incomplete); Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Wood fencing; Landscaped yard; Sprinkler system; Interior lot in a subdivision; Easements for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level with dual sinks, ensuite bath, separate shower and walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: High-speed internet available; Kitchen island; Walk-in closet(s); Room count: 7; One living area; One dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room with built-in cabinets and drip/dry area; Separate utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $351k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $318k (9.4% below list).
• Recommended offer: $318k (9.4% 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 12d 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 43% 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 $11k 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

• It's been on market 17 days — a 2% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Recommended offer $318,430 (9.4% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $346,129
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7633 Wildflower Way	0.25mi	4/2.0	1,764 (+0%)	1mo	$348,000	$197	87
7654 Hudson Way	0.05mi	4/2.0	1,577 (-10%)	1mo	$335,000	$212	80
7685 Lake Ridge Pkwy	0.13mi	3/2.0 (-1)	1,650 (-6%)	0mo	$325,000	$197	78
7689 Lake Ridge Pkwy	0.14mi	3/2.0 (-1)	1,650 (-6%)	1mo	$325,000	$197	78
7693 Lake Ridge Pkwy	0.15mi	3/2.0 (-1)	1,650 (-6%)	0mo	$325,000	$197	78
149 Spring Park Way	0.32mi	3/2.0 (-1)	1,714 (-2%)	1mo	$289,000	$169	75
132 Lake Ridge Ct	0.25mi	3/2.0 (-1)	1,662 (-5%)	1mo	$350,000	$211	74
7321 Wildflower Way	0.65mi	4/2.0	1,737 (-1%)	1mo	$335,000	$193	67
7584 Wildflower	0.21mi	3/2.0 (-1)	1,522 (-13%)	0mo	$304,900	$200	63
7580 Wildflower	0.21mi	3/2.0 (-1)	1,522 (-13%)	0mo	$304,900	$200	62
250 Martis Way	0.57mi	4/2.0	1,650 (-6%)	1mo	$325,000	$197	62
331 Sophia Ln	0.61mi	3/2.0 (-1)	1,632 (-7%)	0mo	$329,000	$202	54

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-35,839
• Equity at exit: $52,395

10-year hold

• IRR: 5.7%
• Equity multiple: 1.52×
• Total profit: $51,057
• Equity at exit: $30,383

Cash invested: $98,392 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$1,843
• Tax est. 1.5%: −$439 /mo · $5,271/yr
• Insurance: −$146
• HOA: −$21
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $66

Break-even live

Break-even rent $3,101

Max offer price $351,400

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: $87,850
• Closing costs: $10,542
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	0.03mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	21d	1	0.04mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.08mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	4d	1	0.12mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	0.14mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	44d	1	0.14mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.15mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.17mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.17mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.17mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.19mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	0.20mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.22mi
342 Pilgrim Rd Abilene, TX	4.0	3.0	2613	$3,500	$1.34	4d	1	0.28mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.56mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	0.62mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.64mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.65mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	0.67mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.69mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	3d	1	0.91mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.95mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	1.25mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	1.25mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 13 events

1. 2026-06-19
   days on market $351,400 Active 17 DOM
2. 2026-06-18
   days on market $351,400 Active 16 DOM
3. 2026-06-17
   days on market $351,400 Active 15 DOM
4. 2026-06-16
   days on market $351,400 Active 14 DOM
5. 2026-06-15
   days on market $351,400 Active 13 DOM
6. 2026-06-14
   days on market $351,400 Active 11 DOM
7. 2026-06-13
   days on market $351,400 Active 10 DOM
8. 2026-06-10
   days on market $351,400 Active 8 DOM
9. 2026-06-09
   days on market $351,400 Active 7 DOM
10. 2026-06-08
    days on market $351,400 Active 6 DOM
11. 2026-06-07
    days on market $351,400 Active 5 DOM
12. 2026-06-03
    remarks 669-char remark
13. 2026-06-03
    listed $351,400 Active 1 DOM

ⓘ 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: $38,212
• − Mortgage interest: −$19,684
• − Property taxes: −$5,271
• − Insurance: −$1,757
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − HOA: −$252
• − Depreciation: −$10,223
• Taxable loss: −$5,089
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $2,015/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 · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including a new roof, exterior painting, and HVAC system replacement. Significant structural and functional issues are evident, making it a high-potential project for an investor looking to improve and resell the property.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major siding — Peeling and discoloration are evident.
• Major paint — Significant wear and tear are visible.
• Major flooring — Visible wear and tear and potential damage.
• Major interior walls — Significant wear and tear and potential damage.
• Major windows — Potential damage and potential leaks.
• Major foundation/structure — Potential structural issues.
• Major HVAC/mechanicals — Potential issues.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value.
• Both exterior painting — Fresh paint will improve the home's curb appeal and overall appearance, enhancing both resale and rental value.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks are visible.	Major	$15,000–50,000
siding · Peeling and discoloration are evident.	Major	$15,000–50,000
paint · Significant wear and tear are visible.	Major	$15,000–50,000
flooring · Visible wear and tear and potential damage.	Major	$15,000–50,000
interior walls · Significant wear and tear and potential damage.	Major	$15,000–50,000
windows · Potential damage and potential leaks.	Major	$15,000–50,000
foundation/structure · Potential structural issues.	Major	$15,000–50,000
HVAC/mechanicals · Potential issues.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value. ↑
• Both exterior painting — Fresh paint will improve the home's curb appeal and overall appearance, enhancing both resale and rental value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ 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

1 event — show timeline

• 2026-06-02 Listed $351,400 NTREIS