3526 Silver Springs Ct · Abilene, TX 79602

$234,990

3 bd · 2.0 ba · 1,209 sqft · SingleFamily · 61 Days on market

Built 2026 3,055 sqft lot Est $214k · 10% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21120553 - Built by NHC - Jun 2026 completion! ~ The Washington Plan from our Liberty Series is a thoughtfully designed single-story home featuring 3 bedrooms, 2 bathrooms, a 2-car garage, and 1,209 square feet of functional living space. As you step inside, you’ll find two secondary bedrooms and a full bathroom conveniently located at the front of the home. Continue into the bright and open living area, where the kitchen with a central island seamlessly overlooks the dining area and family room, creating a perfect space for everyday living and entertaining. The laundry room is thoughtfully situated off the kitchen for easy access. The primary bedroom, located at the back of the

Key facts

• 3,055 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• 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 West Int (math 64% / reading 64%, grade B, #283 of 4,322 statewide, top 7%, 459 students, 24% 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) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+33.5%/yr); 374 active listings in the ZIP; 9 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).
• This rent runs 37% 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 $7k 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 $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $220,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $213,993
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Silver Springs Ct	0.00mi	3/2.0	1,209 (0%)	1mo	$234,990	$194	99
3502 Silver Springs Ct	0.03mi	2/2.5 (-1)	1,212 (+0%)	1mo	$225,490	$186	90
3541 Silver Springs Ct	0.40mi	3/2.0	1,209 (0%)	1mo	$234,490	$194	81
3502 Water Ridge Ct	0.37mi	2/2.5 (-1)	1,212 (+0%)	1mo	$247,990	$205	75
2948 Waterside Dr	0.48mi	3/2.0	1,202 (-1%)	4mo	$218,000	$181	73
3501 Silver Springs Ct	0.41mi	2/2.5 (-1)	1,212 (+0%)	1mo	$214,433	$177	73
2913 Autumnwood Way	0.48mi	3/2.0	1,209 (0%)	12mo	$199,990	$165	68
214 Houston Hollow St	0.54mi	3/2.0	1,209 (0%)	10mo	$209,990	$174	67
144 Houston Hollow St	0.52mi	3/2.0	1,209 (0%)	11mo	$196,990	$163	66
112 Houston Hollow St	0.51mi	3/2.0	1,209 (0%)	14mo	$208,990	$173	65
226 Sage Brush Dr	0.49mi	3/2.0	1,209 (0%)	17mo	$180,990	$150	63
160 Tombstone Rd	0.63mi	3/2.0	1,217 (+1%)	15mo	$208,400	$171	57

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $12,655
• Equity at exit: $35,038

10-year hold

• IRR: 18.4%
• Equity multiple: 2.89×
• Total profit: $124,274
• Equity at exit: $20,318

Cash invested: $65,797 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,772 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $566

Break-even live

Break-even rent $2,056

Max offer price $234,990

Occupancy floor 75%

Sensitivity live

Price	-10% $728	-5% $647	+0% $566	+5% $485	+10% $403
Rent	-10% $347	-5% $456	+0% $566	+5% $675	+10% $785
Rate	-1.0pp $684	-0.5pp $626	base $566	+0.5pp $505	+1.0pp $443

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: $58,748
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Dotty Lou St Abilene, TX	4.0	2.0	1401	$4,800	$3.43	0d	1	0.57mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	22d	1	1.17mi
3933 Wake Forest Ln Abilene, TX	3.0	2.0	1320	$2,495	$1.89	23d	1	1.17mi
3749 Duke Ln Abilene, TX	2.0	1.0	925	$1,650	$1.78	9d	1	1.23mi
3873 Purdue Ln Abilene, TX	3.0	1.0	1027	$2,100	$2.04	15d	1	1.26mi
3601 Purdue Ln Abilene, TX	3.0	1.0	1172	$2,150	$1.83	4d	1	1.33mi
3674 Radcliff Rd Abilene, TX	3.0	1.5	1155	$2,000	$1.73	15d	1	1.37mi
3874 Georgetown Dr Abilene, TX	2.0	1.0	888	$1,750	$1.97	15d	1	1.39mi
1097 Lytle Creek Dr Abilene, TX	3.0	2.0	1456	$2,895	$1.99	15d	1	1.40mi

Listing history 5 events

1. 2026-03-16
   status Pending
2. 2026-03-12
   price $234,990
3. 2026-02-18
   status Active
4. 2026-01-06
   status Pending
5. 2025-11-25
   listed $229,990 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: $33,264
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$6,836
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $6,013/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

+2.2% since first listed

5 events — show timeline

• 2026-03-16 Pending — NTREIS
• 2026-03-12 Price Changed $234,990 NTREIS
• 2026-02-18 Relisted — NTREIS
• 2026-01-06 Pending — NTREIS
• 2025-11-25 Listed $229,990 NTREIS