261 Bella Way · Abilene, TX 79602

$335,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 3 Days on market

Built 2021 8,189 sqft lot Est $329k · 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 +13.0/30.0
• ARV discount +6.6/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely new construction home built by Prime Properties. This 4 bedroom, 2 bathroom home features an open floorplan with split bedrooms. The kitchen will feature stainless steel appliances, white quartz countertops, and custom white cabinetry. Large master with 9' ceiling with access to the laundry room. The master ensuite will feature dual sinks, separate shower, soaking tub, water closet with a great walk in closet! Covered front porch and back patio. Builder will include privacy fence for the backyard, and will install sod and sprinkler system front and backyard. Completion expected around May 10th.

Key facts

• Dual sinks
• Open floor plan
• Master ensuite

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WHITE QUARTZ COUNTERTOPS
• CUSTOM WHITE CABINETRY
• MASTER ENSUITE
• DUAL SINKS

Property features AI

Finance

• Other: Listing accepted loan types: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; Annual HOA fee $250; HOA covers grounds maintenance; HOA managed by Goodwin & Company

Exterior

• Parking: Attached 2-car garage; Covered parking (2 spaces); Driveway; Garage faces front
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single-family residence; Residential property; One story; Preowned (built in 2021); Subdivision: Carriage Hills Add
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built 2021
• Exterior features: Covered patio/porch; Wood fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 (approx. 13 x 15)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Cable TV available; One living area; One dining area; Levels: One
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-17 ($-206/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (5.5% below list).
• Recommended offer: $317k (5.5% 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: schools D+, 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.
• 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 42% 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,603 (5.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.95% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $328,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Sophia Ln	0.14mi	3/2.0	1,632 (-2%)	0mo	$329,000	$202	90
250 Martis Way	0.08mi	4/2.0 (+1)	1,650 (-1%)	1mo	$325,000	$197	89
132 Lake Ridge Ct	0.31mi	3/2.0	1,662 (-0%)	1mo	$350,000	$211	84
149 Spring Park Way	0.24mi	3/2.0	1,714 (+3%)	1mo	$289,000	$169	84
7321 Wildflower Way	0.20mi	4/2.0 (+1)	1,737 (+4%)	1mo	$335,000	$193	78
7685 Lake Ridge Pkwy	0.60mi	3/2.0	1,650 (-1%)	0mo	$325,000	$197	70
7689 Lake Ridge Pkwy	0.60mi	3/2.0	1,650 (-1%)	1mo	$325,000	$197	70
7693 Lake Ridge Pkwy	0.62mi	3/2.0	1,650 (-1%)	0mo	$325,000	$197	69
7633 Wildflower Way	0.35mi	4/2.0 (+1)	1,764 (+6%)	1mo	$348,000	$197	69
7580 Wildflower	0.40mi	3/2.0	1,522 (-9%)	0mo	$304,900	$200	67
7584 Wildflower	0.41mi	3/2.0	1,522 (-9%)	0mo	$304,900	$200	66
7654 Hudson Way	0.51mi	4/2.0 (+1)	1,577 (-6%)	1mo	$335,000	$212	62

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-38,471
• Equity at exit: $49,950

10-year hold

• IRR: 4.9%
• Equity multiple: 1.45×
• Total profit: $41,949
• Equity at exit: $28,965

Cash invested: $93,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $3,166 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$601 /mo · $7,211/yr
• Insurance: −$140
• HOA: −$21
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-17

Break-even live

Break-even rent $3,188

Max offer price $331,973

Occupancy floor 96%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	13d	1	0.09mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	3d	1	0.17mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.20mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	43d	1	0.21mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	11d	1	0.21mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	24d	1	0.26mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	11d	1	0.42mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	43d	1	0.42mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	2d	1	0.43mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	13d	1	0.44mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	17d	1	0.47mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	20d	1	0.47mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	3d	1	0.48mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	13d	1	0.48mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.53mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.60mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	2d	1	0.60mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.62mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	43d	1	0.63mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	7d	1	0.66mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	5d	1	0.66mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	7d	1	0.77mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	2d	1	0.77mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 4 events

1. 2026-06-19
   days on market $335,000 Active 3 DOM
2. 2026-06-18
   days on market $335,000 Active 2 DOM
3. 2026-06-17
   remarks 401-char remark
4. 2026-06-17
   listed $335,000 Active 1 DOM

ⓘ 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: $7,211 · $601/mo
• Projected year-2 tax: $7,211 · $601/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 7/10 Severe 7 d/yr ≥103°F today · 24 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: $37,992
• − Mortgage interest: −$18,765
• − Property taxes: −$7,211
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,039
• − Management: −$3,039
• − HOA: −$252
• − Depreciation: −$9,745
• Taxable loss: −$5,735
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $1,171/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

+39.2% since first listed

5 events — show timeline

• 2026-06-10 Listed $335,000 NTREIS
• 2021-06-08 Sold (Public Records) — Public Records
• 2021-06-07 Sold (MLS) — NTREIS
• 2021-03-14 Pending — NTREIS
• 2021-03-12 Listed $240,700 NTREIS

Property tax history

+44.4%/yr

Latest (2025): $7,211 · +1.3% YoY. Source: county tax records.