7967 Bonnie Cir · Abilene, TX 79606

$287,900

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 50 Days on market

Built 1983 7,492 sqft lot Est $340k · 15% under ↓ 10% 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 +17.1/30.0
• ARV discount +14.4/15.0
• Schools +5.6/10.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Wylie West ISD, this charming 3-bedroom, 2-bathroom residence offers a perfect blend of comfort and style, ideal for anyone seeking a peaceful retreat with modern conveniences. With a spacious 2-car garage, this home promises plenty of room for both your vehicles and your hobbies. Step inside to discover an inviting open-concept living area, featuring a cozy family room that seamlessly transitions into a comfortable dining space, perfect for entertaining or quiet evenings alike. The home’s warm, neutral color palette, complemented by abundant natural light, creates an atmosphere both welcoming and serene. The kitchen is a chef’s delight, equipped with mod

Key facts

• Large kitchen island
• Ample cabinetry
• Tranquil backyard

Tags

• OPEN-CONCEPT LIVING AREA
• COZY FAMILY ROOM
• LARGE KITCHEN ISLAND
• AMPLE CABINETRY
• TRANQUIL BACKYARD
• COVERED PATIO AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $279k (3.0% below list) — sets the bar for market timing.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 45% of the median local income ($79k/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 $9k 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $279,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $340,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7967 Bonnie Cir	0.00mi	3/2.0	1,810 (0%)	0mo	$287,900	$159	100
7555 Salerno Ct	0.66mi	3/2.0	1,785 (-1%)	3mo	$340,000	$190	64
7818 Tuscany Dr	0.50mi	3/2.0	1,680 (-7%)	1mo	$315,000	$188	64
7553 Tuscany Dr	0.63mi	4/2.0 (+1)	1,793 (-1%)	2mo	$327,500	$183	62
7574 Ruby Esther Cir	0.49mi	3/2.0	1,686 (-7%)	4mo	$265,000	$157	62
4426 Cole Dr	0.52mi	3/2.0	1,641 (-9%)	1mo	$275,000	$168	60
7657 Venice Dr	0.60mi	3/2.0	1,644 (-9%)	2mo	$310,000	$189	55
7702 Venice Dr	0.57mi	3/2.0	1,547 (-14%)	2mo	$279,900	$181	48
7717 Vineyard Dr	0.45mi	4/2.0 (+1)	1,552 (-14%)	4mo	$314,900	$203	47
7718 Florence Dr	0.47mi	4/2.0 (+1)	1,558 (-14%)	4mo	$293,900	$189	47
8025 Hearne Dr	0.59mi	3/2.0	1,550 (-14%)	3mo	$257,500	$166	46
6939 Forrest Meadows Dr	0.74mi	4/2.0 (+1)	1,619 (-11%)	2mo	$310,000	$191	41

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: -5.8%
• Equity multiple: 0.77×
• Total profit: $-18,210
• Equity at exit: $42,927

10-year hold

• IRR: 9.3%
• Equity multiple: 1.89×
• Total profit: $71,772
• Equity at exit: $24,892

Cash invested: $80,612 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$490 /mo · $5,876/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $201

Break-even live

Break-even rent $2,683

Max offer price $287,900

Occupancy floor 88%

Sensitivity live

Price	-10% $364	-5% $282	+0% $201	+5% $119	+10% $38
Rent	-10% $-31	-5% $85	+0% $201	+5% $317	+10% $433
Rate	-1.0pp $346	-0.5pp $274	base $201	+0.5pp $126	+1.0pp $50

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8345 South Rdg Abilene, TX	4.0	2.5	2300	$4,000	$1.74	8d	1	0.22mi
4101 Karen Dr Abilene, TX	3.0	2.0	1317	$2,650	$2.01	8d	1	0.35mi
7601 Thompson Pkwy Abilene, TX	4.0	2.0	1495	$2,795	$1.87	14d	1	0.38mi
8026 Vita Ct Abilene, TX	3.0	2.0	1338	$2,495	$1.86	21d	1	0.47mi
7610 Florence Dr Abilene, TX	3.0	2.0	1405	$2,640	$1.88	21d	1	0.49mi
7933 Hearne Dr Abilene, TX	3.0	2.0	1542	$2,695	$1.75	14d	1	0.53mi
7534 John Carroll Dr Abilene, TX	4.0	2.0	1984	$2,795	$1.41	4d	1	0.54mi
7045 Phoenix Dr Abilene, TX	4.0	2.0	1571	$2,714	$1.73	25d	1	0.66mi
7039 Phoenix Dr Abilene, TX	3.0	2.0	1298	$2,591	$2.00	25d	1	0.67mi
4742 Kevin Ct Abilene, TX	3.0	2.0	1630	$3,400	$2.09	6d	1	0.67mi
7061 Tin Cup Dr Abilene, TX	4.0	2.0	1648	$3,495	$2.12	12d	1	0.69mi
3626 Yamini Dr Abilene, TX	4.0	2.0	1788	$2,799	$1.57	21d	1	0.71mi
6901 Glen Abbey St Abilene, TX	4.0	2.0	1648	$3,795	$2.30	21d	1	0.83mi
5133 Bridle Path Ln Abilene, TX	3.0	2.0	1618	$2,595	$1.60	3d	1	1.20mi
5180 Western Plains Ave Abilene, TX	3.0	2.0	1718	$2,500	$1.46	6d	1	1.21mi
6609 Summerwood Trl Abilene, TX	4.0	2.0	1851	$3,195	$1.73	6d	1	1.26mi
136 Pedernales Abilene, TX	3.0	2.0	1399	$2,895	$2.07	14d	1	1.37mi
5280 Western Plains Ave Abilene, TX	3.0	2.0	1810	$3,095	$1.71	6d	1	1.41mi
5409 Wagon Wheel Ave Abilene, TX	3.0	2.0	1706	$2,795	$1.64	14d	1	1.47mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   historical Active Option Contract
3. 2026-04-02
   price $287,900
4. 2026-03-07
   listed $298,900 Active
5. 2026-01-11
   historical
6. 2026-01-09
   status Active
7. 2025-09-22
   price $295,000
8. 2025-09-10
   listed $305,000 Active
9. 2025-09-05
   historical
10. 2025-08-06
    listed $325,000 Active
11. 2025-08-04
    historical
12. 2025-07-22
    price $316,900
13. 2025-07-07
    listed $319,000 Active
14. 1990-07-06
    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: $5,876 · $490/mo
• Projected year-2 tax: $5,876 · $490/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 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $35,245
• − Mortgage interest: −$16,127
• − Property taxes: −$5,876
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − Depreciation: −$8,375
• Taxable loss: −$2,212
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $2,942/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

-9.7% since first listed

14 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-15 Contingent — NTREIS
• 2026-04-02 Price Changed $287,900 NTREIS
• 2026-03-07 Listed $298,900 NTREIS
• 2026-01-11 Listing Removed — NTREIS
• 2026-01-09 Relisted — NTREIS
• 2025-09-22 Price Changed $295,000 NTREIS
• 2025-09-10 Listed $305,000 NTREIS
• 2025-09-05 Listing Removed — NTREIS
• 2025-08-06 Listed $325,000 NTREIS
• 2025-08-04 Listing Removed — NTREIS
• 2025-07-22 Price Changed $316,900 NTREIS
• 2025-07-07 Listed $319,000 NTREIS
• 1990-07-06 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,876 · +9.6% YoY. Source: county tax records.