7642 Hudson Way · Abilene, TX 79605

$320,000

3 bd · 2.0 ba · 1,573 sqft · SingleFamily · 9 Days on market

Built 2026 7,405 sqft lot Est $310k · at est. $21/mo HOA · 1% of rent

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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
• ARV discount +6.0/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bluebonnet floor plan in the highly sought-after Carriage Hill subdivision within Wylie East ISD. This stunning 3-bedroom, 2-bath home perfectly balances style, comfort, and functionality. The open-concept layout offers a spacious living area that flows seamlessly into a modern kitchen featuring a large island, sleek countertops, stainless steel appliances, and ample cabinetry. Natural light fills the home, highlighting the elegant finishes and thoughtful details throughout. The private primary suite provides a relaxing retreat with a large walk-in closet and a beautiful en-suite bath featuring dual sinks and a tiled shower. Two additional bedrooms share a well-appointed hall

Key facts

• Large island
• Modern kitchen
• Open-concept layout

Tags

• CARRIAGE HILL SUBDIVISION
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $51 ($614/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 $289k (9.7% below list).
• Recommended offer: $289k (9.7% 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 (+32.1%/yr); 109 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); 508 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).
• At $2,891/mo this rent would consume 55% of the median local household income ($63k/yr) (locally 1096% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $289,064 (9.7% 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. 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?
6. 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.
7. 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.
8. 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: 6.48%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $309,881
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7654 Hudson Way	0.04mi	4/2.0 (+1)	1,577 (+0%)	1mo	$335,000	$212	92
7584 Wildflower	0.15mi	3/2.0	1,522 (-3%)	0mo	$304,900	$200	87
7580 Wildflower	0.16mi	3/2.0	1,522 (-3%)	0mo	$304,900	$200	87
7685 Lake Ridge Pkwy	0.19mi	3/2.0	1,650 (+5%)	0mo	$325,000	$197	83
7689 Lake Ridge Pkwy	0.19mi	3/2.0	1,650 (+5%)	1mo	$325,000	$197	82
7693 Lake Ridge Pkwy	0.20mi	3/2.0	1,650 (+5%)	0mo	$325,000	$197	82
132 Lake Ridge Ct	0.26mi	3/2.0	1,662 (+6%)	1mo	$350,000	$211	78
149 Spring Park Way	0.33mi	3/2.0	1,714 (+9%)	1mo	$289,000	$169	69
331 Sophia Ln	0.58mi	3/2.0	1,632 (+4%)	0mo	$329,000	$202	66
7633 Wildflower Way	0.20mi	4/2.0 (+1)	1,764 (+12%)	1mo	$348,000	$197	65
250 Martis Way	0.56mi	4/2.0 (+1)	1,650 (+5%)	1mo	$325,000	$197	60
7321 Wildflower Way	0.62mi	4/2.0 (+1)	1,737 (+10%)	1mo	$335,000	$193	48

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-33,263
• Equity at exit: $47,713

10-year hold

• IRR: 5.5%
• Equity multiple: 1.50×
• Total profit: $44,990
• Equity at exit: $27,668

Cash invested: $89,600 (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 79605

• Rents YoY: 32.1%
• Active inventory: 109
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,891 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$21
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $51

Break-even live

Break-even rent $2,826

Max offer price $320,000

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: $80,000
• Closing costs: $9,600
• 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	0.02mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	20d	1	0.03mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.04mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	4d	1	0.07mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	0.10mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	43d	1	0.10mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.12mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.12mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.15mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.16mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	0.17mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.18mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.18mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.55mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	0.61mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.66mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.67mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	43d	1	0.68mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.68mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	3d	1	0.92mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.94mi
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 3 events

1. 2026-03-16
   price $320,000
2. 2026-03-16
   status Pending
3. 2026-03-07
   listed $316,500 Active

ⓘ 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: $34,688
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − HOA: −$252
• − Depreciation: −$9,309
• Taxable loss: −$4,748
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $1,754/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): 28,467
• Household income: $62,929
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1096.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 12% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Asian/Pacific 0%

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: ▼ -181.75%
• Current HPI: 201.2341
• Rent YoY: ▲ 32.08%
• 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

+1.1% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $320,000 NTREIS
• 2026-03-16 Pending — NTREIS
• 2026-03-07 Listed $316,500 NTREIS