7656 Mountain View Rd · Abilene, TX 79602

$318,800

3 bd · 2.0 ba · 1,594 sqft · SingleFamily · 19 Days on market

Built 2026 Excellent condition 6,882 sqft lot $200/sqft · at area comps Est $329k · at est. $21/mo HOA · 1% of rent

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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 +16.7/30.0
• ARV discount +8.9/15.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Carriage Hills • New construction • Texas Pride Custom Homes • Wylie ISD East • Near Kirby Lake • Near Hendrick Hospital South Discover engaging new construction living at 7656 Mountain View Rd in Abilene, located in Carriage Hills Subdivision and served by Wylie ISD East. Built by Texas Pride Custom Homes, this 1,594 sq ft home offers 3 bedrooms, 2 bathrooms, and a smart office nook that adds flexible space for daily routines, planning, or focused tasks. The open-concept layout connects the living, dining, and kitchen areas with an easy flow that feels bright, practical, and ready for everyday use. The kitchen features stainless steel appliances, modern finishes

Key facts

• Near kirby lake
• Smart office nook
• New construction

Tags

• NEW CONSTRUCTION
• WYLIE ISD EAST
• NEAR KIRBY LAKE
• NEAR HENDRICK HOSPITAL SOUTH
• SMART OFFICE NOOK
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Deed and development restrictions; Property is listed by a builder (special listing condition)
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: Mandatory HOA with annual fee (includes management fees); HOA managed by Goodwin Management Company

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); Covered parking for 2 vehicles; Driveway and additional garage access; 2-car single door configuration; No carport spaces
• Security: Smoke detectors installed
• Utilities: City water; City sewer; Electricity connected; Cable available; Community mailbox; Sidewalks; Municipal utility district; Rain/freeze sensors (energy efficiency)
• Home design: Single-family residence (new construction, incomplete); One story
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered porch; Covered patio; Wood fencing; Landscaped yard with sprinkler system; Interior lot in a subdivision; Easements for utilities

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom on the main level with ensuite bath, separate shower, dual sinks, and walk-in closet
• Flooring: Vinyl flooring throughout
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floorplan with kitchen island and pantry; Cable TV available; High-speed internet available; One living area; One dining area; Total room count of 6; No fireplaces
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $307k (3.9% below list).
• Recommended offer: $307k (3.9% 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; 23 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 41% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $89k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Recommended offer $306,523 (3.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $329,329
• List price: $318,800
• Delta: -3.20%
• 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
7654 Hudson Way	0.05mi	4/2.0 (+1)	1,577 (-1%)	1mo	$335,000	$212	90
7685 Lake Ridge Pkwy	0.14mi	3/2.0	1,650 (+4%)	0mo	$325,000	$197	88
7689 Lake Ridge Pkwy	0.14mi	3/2.0	1,650 (+4%)	1mo	$325,000	$197	87
7693 Lake Ridge Pkwy	0.15mi	3/2.0	1,650 (+4%)	0mo	$325,000	$197	87
7584 Wildflower	0.20mi	3/2.0	1,522 (-4%)	0mo	$304,900	$200	83
7580 Wildflower	0.21mi	3/2.0	1,522 (-4%)	0mo	$304,900	$200	82
132 Lake Ridge Ct	0.24mi	3/2.0	1,662 (+4%)	1mo	$350,000	$211	81
149 Spring Park Way	0.31mi	3/2.0	1,714 (+8%)	1mo	$289,000	$169	72
331 Sophia Ln	0.60mi	3/2.0	1,632 (+2%)	0mo	$329,000	$202	68
7633 Wildflower Way	0.25mi	4/2.0 (+1)	1,764 (+11%)	1mo	$348,000	$197	65
250 Martis Way	0.56mi	4/2.0 (+1)	1,650 (+4%)	1mo	$325,000	$197	62
7321 Wildflower Way	0.64mi	4/2.0 (+1)	1,737 (+9%)	1mo	$335,000	$193	49

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-22,830
• Equity at exit: $47,534

10-year hold

• IRR: 8.4%
• Equity multiple: 1.79×
• Total profit: $70,276
• Equity at exit: $27,564

Cash invested: $89,264 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,065 high
• Mortgage (P&I): −$1,672
• Tax est. 1.5%: −$398 /mo · $4,782/yr
• Insurance: −$133
• HOA: −$21
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $197

Break-even live

Break-even rent $2,815

Max offer price $318,800

Occupancy floor 89%

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: $79,700
• Closing costs: $9,564
• Reserves months: —
• Total cash needed: —

Rent comps 23 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
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 5 events

1. 2026-06-02
   status $318,800 Pending 19 DOM
2. 2026-06-01
   days on market $318,800 Active 19 DOM
3. 2026-05-31
   days on market $318,800 Active 18 DOM
4. 2026-05-30
   days on market $318,800 Active 17 DOM
5. 2026-05-13
   listed $318,800 Active 1380-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: $36,783
• − Mortgage interest: −$17,858
• − Property taxes: −$4,782
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − HOA: −$252
• − Depreciation: −$9,274
• Taxable loss: −$2,862
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $3,055/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

Excellent 100/100 None rehab

This new construction home in Carriage Hills Subdivision offers modern finishes, a smart office nook, and an open-concept layout, making it ready for immediate occupancy and high value.

Value-add opportunities

• Both Smart office nook — Flexible space for daily routines, planning, or focused tasks
• Both Open-concept layout — Bright, practical, and ready for everyday use

Renovation cost estimate screening

Value-add ROI direction

• Both Smart office nook — Flexible space for daily routines, planning, or focused tasks ↑
• Both Open-concept layout — Bright, practical, and ready for everyday use ↑

ⓘ 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

2 events — show timeline

• 2026-06-01 Pending — NTREIS
• 2026-05-13 Listed $318,800 NTREIS