2005 Sabine Dr · Waco, TX 76708

$220,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 2 Days on market

Built 2008 7,950 sqft lot Est $240k · 8% under ↓ 18% since listing

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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 +19.2/30.0
• ARV discount +11.2/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home! This beautiful and modern 3-bedroom, 2-bathroom house, with a BONUS room, built in 2008, offers a perfect blend of comfort and style. Located on the outskirts of Waco, this property provides a serene escape from the hustle and bustle of city life while still being conveniently close to amenities. Bosqueville Independent School District: Benefit from residing within a highly-regarded school district known for its commitment to educational excellence. Spacious Living Room: Gather family and friends for fun and memorable game nights in the expansive living area, designed for comfort and enjoyment. Cozy Outdoor Space: Relax and unwind on the covered patio, perfect fo

Key facts

• Bonus room
• Spacious living room
• Cozy outdoor space

Tags

• BONUS ROOM
• SPACIOUS LIVING ROOM
• COZY OUTDOOR SPACE

Property features AI

Finance

• Other: Property listed as active and for sale; Listing handled by Versatile Real Estate Co.
• Financial info: Treat as clear loan type; No second mortgage information listed
• HOA & community: No homeowners association

Exterior

• Parking: 2-space carport; Garage present (attached); Paved parking
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 2008; Not attached to other properties; Concrete perimeter foundation
• Construction: Concrete perimeter foundation; Year built 2008
• Exterior features: Lot in Lost Oaks Addition subdivision; Lot is less than 0.5 acre (approximately 0.1825 acres); Will not subdivide

Interior

• Kitchen: Dishwasher; Pantry
• Bedrooms: Primary bedroom on level 1 (approx. 11 x 11); Two additional bedrooms on level 1 (each approx. 11 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Pantry; One-level layout; 3 total rooms (not including bathrooms)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.6% vs local median 3.9% in Waco — 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 74/100 on livability (#166 in TX, #4,378 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F, employment D-.
• Bosqueville ISD (rural): math 47% / reading 52% proficiency, ranked #182 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bosqueville El (math 47% / reading 62%, grade C, #621 of 4,322 statewide, top 15%, 341 students, 48% FRL).
• Market conditions: Rents soft (-0.8%/yr); 376 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/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.
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

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: 1.07% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $239,913
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Sabine	0.03mi	3/2.0	1,545 (+10%)	8mo	$264,900	$171	75

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-27,445
• Equity at exit: $32,803

10-year hold

• IRR: -9.5%
• Equity multiple: 0.50×
• Total profit: $-30,861
• Equity at exit: $19,022

Cash invested: $61,600 (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 76708

• Home prices YoY: -26.5%
• Rents YoY: -0.8%
• Active inventory: 376
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$382 /mo · $4,580/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $236

Break-even live

Break-even rent $2,060

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $360	-5% $298	+0% $236	+5% $173	+10% $111
Rent	-10% $49	-5% $143	+0% $236	+5% $329	+10% $422
Rate	-1.0pp $347	-0.5pp $292	base $236	+0.5pp $179	+1.0pp $121

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7909 Townsend Dr Waco, TX	4.0	2.0	1842	$2,950	$1.60	14d	1	0.47mi
6748 Logue Ln Waco, TX	4.0	2.0	1600	$2,395	$1.50	14d	1	0.82mi
6305 Sydney Dr Waco, TX	3.0	2.0	1300	$1,900	$1.46	44d	1	1.35mi

Listing history 3 events

1. 2026-06-18
   days on market $220,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $220,000 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: $4,580 · $382/mo
• Projected year-2 tax: $4,580 · $382/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,295
• − Mortgage interest: −$12,323
• − Property taxes: −$4,580
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$6,400
• Taxable loss: −$636
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $2,981/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: Bosqueville ISD
• NCES district ID: 4810910
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $55,014
• Composite: 42.83/100
• National rank: #3138
• State rank: #182 of 826 in TX

Livability — Waco

• Score: 74/100
• State rank: #166
• US rank: #4378

Category grades

Amenities C Commute F Cost of living A+ Crime D Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waco, TX
• County: McLennan County · 213,088 people
• City population: 125,319
• Metro: Waco, TX
• Population (ZIP): 27,790
• Household income: $68,856
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 583.0

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Hispanic / Latino 31% Two or more races 20% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Other Asian/Pacific 1%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.80%
• Current HPI: 218.9643
• Rent YoY: ▼ -0.80%
• Metro: Waco, 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

-18.2% since first listed

5 events — show timeline

• 2026-06-16 Listed $220,000 NTREIS
• 2025-10-14 Listing Removed — NTREIS
• 2025-05-04 Price Changed $259,000 NTREIS
• 2025-04-14 Listed $269,000 NTREIS
• 2015-01-09 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,580 · +10.7% YoY. Source: county tax records.