3857 Radcliff Rd · Abilene, TX 79602

$159,800

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 3 Days on market

Built 1983 6,011 sqft lot Est $162k · at est.

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Why this score? — see what drove the B- 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +8.1/15.0
• 1% rule +7.2/10.0
• 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

Very nice well kept home on large treed lot. Spacious rooms, large living room, updated bathroom, updated central heat and air system. Large back yard with a 6 foot privacy fence.

Key facts

• Galley-style kitchen
• Brick and siding
• Mature landscaping

Tags

• WYLIE ISD
• BRICK AND SIDING
• MATURE LANDSCAPING
• VAULTED CEILINGS
• GALLEY-STYLE KITCHEN
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.2% 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 East El (math 58% / reading 58%, grade C+, #480 of 4,322 statewide, top 11%, 789 students, 30% 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).
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago 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 $159,800

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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $161,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3933 Radcliff Rd	0.08mi	2/1.0	925 (0%)	8mo	$139,463	$151	90
3918 Trinity Ln	0.09mi	2/1.0	925 (0%)	10mo	$135,000	$146	88
3926 Radcliff Rd	0.07mi	2/2.0	936 (+1%)	7mo	$168,000	$179	85
3749 Radcliff Rd	0.14mi	3/1.0 (+1)	917 (-1%)	4mo	$169,900	$185	83
3734 Duke Ln	0.24mi	2/1.0	912 (-1%)	5mo	$175,500	$192	82
3958 Georgetown Dr	0.12mi	2/1.0	870 (-6%)	4mo	$115,000	$132	81
3801 Trinity Ln	0.09mi	2/1.5	974 (+5%)	8mo	$174,900	$180	78
3674 Trinity Ln	0.23mi	2/1.0	857 (-7%)	2mo	$122,500	$143	75
3618 Radcliff Rd	0.30mi	3/1.5 (+1)	928 (+0%)	7mo	$162,000	$175	73
3949 Notre Dame Cir	0.28mi	3/1.0 (+1)	943 (+2%)	9mo	$165,000	$175	71
3609 Purdue Ln	0.33mi	2/1.0	888 (-4%)	9mo	$154,900	$174	71
1350 Baylor St	0.35mi	2/1.0	844 (-9%)	2mo	$159,000	$188	67

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $8,930
• Equity at exit: $23,827

10-year hold

• IRR: 18.6%
• Equity multiple: 2.93×
• Total profit: $86,336
• Equity at exit: $13,817

Cash invested: $44,744 (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: 374
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$838
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $384

Break-even live

Break-even rent $1,459

Max offer price $159,800

Occupancy floor 75%

Sensitivity live

Price	-10% $475	-5% $430	+0% $384	+5% $339	+10% $294
Rent	-10% $231	-5% $308	+0% $384	+5% $461	+10% $538
Rate	-1.0pp $465	-0.5pp $425	base $384	+0.5pp $343	+1.0pp $301

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	15d	1	0.07mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	15d	1	0.10mi
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	9d	1	0.17mi

Listing history 11 events

1. 2026-04-04
   status Pending
2. 2026-03-26
   listed $159,800 Active
3. 2024-07-29
   soldstatus
4. 2024-07-11
   soldstatus
5. 2011-11-08
   soldstatus
6. 2011-11-07
   soldstatus 179-char remark

   Show marketing remark (179 chars)

   Very nice well kept home on large treed lot. Spacious rooms, large living room, updated bathroom, updated central heat and air system. Large back yard with a 6 foot privacy fence.

7. 2011-10-09
   historical 179-char remark

   Show marketing remark (179 chars)

   Very nice well kept home on large treed lot. Spacious rooms, large living room, updated bathroom, updated central heat and air system. Large back yard with a 6 foot privacy fence.

8. 2011-05-06
   historical
9. 2011-05-05
   listed $73,500 179-char remark

   Show marketing remark (179 chars)

   Very nice well kept home on large treed lot. Spacious rooms, large living room, updated bathroom, updated central heat and air system. Large back yard with a 6 foot privacy fence.

10. 2010-05-14
    listed $82,362
11. 2003-08-29
    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: $2,974 · $248/mo
• Projected year-2 tax: $2,974 · $248/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $23,345
• − Mortgage interest: −$8,951
• − Property taxes: −$2,974
• − Insurance: −$799
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$4,649
• Taxable income: $2,236
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $4,076/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): 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

+94.0% since first listed

11 events — show timeline

• 2026-04-04 Pending — NTREIS
• 2026-03-26 Listed $159,800 NTREIS
• 2024-07-29 Sold (Public Records) — Public Records
• 2024-07-11 Sold (Public Records) — Public Records
• 2011-11-08 Sold (Public Records) — Public Records
• 2011-11-07 Sold (MLS) — NTREIS
• 2011-10-09 Listing Removed — NTREIS
• 2011-05-06 Listing Removed — NTREIS
• 2011-05-05 Listed $73,500 NTREIS
• 2010-05-14 Listed $82,362 NTREIS
• 2003-08-29 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,974 · -0.1% YoY. Source: county tax records.