5617 Yellow Brick Rd · Abilene, TX 79602

$305,000

4 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 10 Days on market

Built 2009 7,144 sqft lot Est $339k · 10% under

---

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 +17.5/30.0
• ARV discount +12.0/15.0
• Schools +5.6/10.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• 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

Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

Key facts

• Fenced yard
• Covered patio
• Storage shed

Tags

• OPEN-CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COVERED PATIO
• FENCED YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).

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; 25 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 43% 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 $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 $85k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $305,000

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: 1.04% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $338,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Garth Ridge Dr	0.10mi	4/2.0	1,893 (+8%)	2mo	$375,000	$198	79
349 Lollipop Trl	0.09mi	4/2.0	1,569 (-10%)	1mo	$285,000	$182	78
7321 Wildflower Way	0.63mi	4/2.0	1,737 (-0%)	1mo	$335,000	$193	69
365 Eagle Mountain Dr	0.27mi	4/2.0	1,970 (+13%)	0mo	$365,000	$185	66
249 Lollipop Trl	0.25mi	3/2.0 (-1)	1,537 (-12%)	3mo	$295,000	$192	62
317 Whiterock Dr	0.35mi	4/2.0	1,987 (+14%)	1mo	$384,900	$194	60
318 Mill Creek Dr	0.42mi	4/2.0	1,976 (+13%)	0mo	$384,999	$195	58
250 Martis Way	0.70mi	4/2.0	1,650 (-5%)	1mo	$325,000	$197	58
273 Marti's Way	0.72mi	4/2.0	1,660 (-5%)	1mo	$335,000	$202	57
818 Great Waters Dr	0.61mi	3/2.0 (-1)	1,631 (-6%)	1mo	$307,000	$188	55
250 Southlake Dr	0.43mi	4/2.0	2,006 (+15%)	1mo	$380,000	$189	55
331 Sophia Ln	0.66mi	3/2.0 (-1)	1,632 (-6%)	0mo	$329,000	$202	53

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-17,612
• Equity at exit: $45,476

10-year hold

• IRR: 9.9%
• Equity multiple: 1.95×
• Total profit: $81,026
• Equity at exit: $26,371

Cash invested: $85,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$558 /mo · $6,700/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $233

Break-even live

Break-even rent $2,892

Max offer price $305,000

Occupancy floor 88%

Sensitivity live

Price	-10% $405	-5% $319	+0% $233	+5% $146	+10% $60
Rent	-10% $-19	-5% $107	+0% $233	+5% $358	+10% $484
Rate	-1.0pp $386	-0.5pp $310	base $233	+0.5pp $154	+1.0pp $73

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	3d	1	0.08mi
350 Miss Ellie Ln Abilene, TX	3.0	2.0	1414	$2,600	$1.84	8d	1	0.08mi
349 Whiterock Dr Abilene, TX	4.0	2.0	1809	$6,000	$3.32	18d	1	0.31mi
250 Southlake Dr Abilene, TX	4.0	2.0	2006	$3,400	$1.69	3d	1	0.41mi
7309 Wildflower Way Abilene, TX	3.0	2.0	1578	$3,195	$2.02	25d	1	0.57mi
331 Sophia Ln Abilene, TX	3.0	2.0	1632	$3,195	$1.96	4d	1	0.64mi
7319 Mountain View Rd Abilene, TX	3.0	2.0	1502	$4,000	$2.66	44d	1	0.65mi
7326 Mountain View Rd Unit 7328 Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.68mi
7328 Mountain View Rd Abilene, TX	3.0	2.0	1481	$2,995	$2.02	12d	1	0.69mi
273 Martis Way Abilene, TX	4.0	2.0	1660	$3,200	$1.93	14d	1	0.70mi
801 Big Water Trl Abilene, TX	3.0	2.0	1537	$2,800	$1.82	14d	1	0.74mi
609 Marlin Dr Abilene, TX	3.0	2.0	1925	$3,250	$1.69	19d	1	0.96mi
7709 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,200	$2.13	44d	1	1.16mi
7717 Sawdust Trl Abilene, TX	3.0	2.0	1502	$3,375	$2.25	12d	1	1.16mi
7627 Hudson Way Abilene, TX	4.0	2.0	1598	$8,900	$5.57	14d	1	1.20mi
7625 Wildflower Way Abilene, TX	4.0	3.0	1800	$3,300	$1.83	4d	1	1.22mi
7646 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	21d	1	1.24mi
7650 Hudson Way Abilene, TX	4.0	2.0	1577	$3,295	$2.09	14d	1	1.25mi
7949 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	1.26mi
385 Kristi Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	1.32mi
385 Kristie Path Abilene, TX	3.0	2.0	1449	$2,700	$1.86	3d	1	1.36mi
8001 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	1.37mi
8009 Sawdust Trl Abilene, TX	3.0	2.0	1508	$2,995	$1.99	44d	1	1.37mi
409 Kristie Path Abilene, TX	3.0	2.0	1409	$2,895	$2.05	6d	1	1.42mi
405 Kristie Path Abilene, TX	3.0	2.0	1439	$2,895	$2.01	8d	1	1.42mi

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-04-03
   historical Active Option Contract
3. 2026-03-31
   listed $305,000 Active
4. 2020-11-23
   soldstatus
5. 2020-11-20
   soldstatus Sold 102-char remark

   Show marketing remark (102 chars)

   Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

6. 2020-11-02
   status Pending 102-char remark

   Show marketing remark (102 chars)

   Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

7. 2020-10-17
   historical Active Option Contract 102-char remark

   Show marketing remark (102 chars)

   Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

8. 2020-10-06
   price $205,000 102-char remark

   Show marketing remark (102 chars)

   Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

9. 2020-09-14
   listed $224,000 Active 102-char remark

   Show marketing remark (102 chars)

   Beautiful 3 bedroom, 2 bath home. Dark stained kitchen cabinets and Island. Backyard has storage shed.

10. 2009-05-21
    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: $6,700 · $558/mo
• Projected year-2 tax: $6,700 · $558/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 6/10 Major 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: $38,240
• − Mortgage interest: −$17,085
• − Property taxes: −$6,700
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$8,873
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $3,286/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

+36.2% since first listed

10 events — show timeline

• 2026-04-10 Pending — NTREIS
• 2026-04-03 Contingent — NTREIS
• 2026-03-31 Listed $305,000 NTREIS
• 2020-11-23 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — NTREIS
• 2020-11-02 Pending — NTREIS
• 2020-10-17 Contingent — NTREIS
• 2020-10-06 Price Changed $205,000 NTREIS
• 2020-09-14 Listed $224,000 NTREIS
• 2009-05-21 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $6,700 · +1.3% YoY. Source: county tax records.