3820 Hiland Dr · Beverly Hills, TX 76711

$149,500

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 166 Days on market

Built 1955 10,498 sqft lot $147/sqft · 13% below area Est $172k · 13% under ↓ 11% since listing

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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).

• ARV discount +13.5/15.0
• Cash flow +11.2/30.0
• Appreciation +6.8/10.0
• 1% rule +4.0/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Investor opportunity in a prime Waco location! This 2-bedroom, 1-bath home offers 1,020 square feet of functional living space on a generously sized lot with a fully fenced yard. The property includes a detached garage and separate storage shed, adding value and flexibility for tenants or future improvements. Ideally positioned near shopping, dining, Baylor University, and all that Waco has to offer, this home benefits from strong rental demand and convenient access to major amenities. With solid bones, outdoor space, and a desirable location, this property presents excellent potential for a 1st time home buyer, investor or anyone looking for a home to make their own.

Key facts

• Strong rental demand
• Convenient access
• Prime waco location

Tags

• PRIME WACO LOCATION
• FULLY FENCED YARD
• DETACHED GARAGE
• SEPARATE STORAGE SHED
• STRONG RENTAL DEMAND
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.6% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#871 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Waco ISD (urban): math 20% / reading 24% proficiency, ranked #773 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alta Vista El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 545 students, 89% FRL, charter); Cesar Chavez Middle (math 16% / reading 24%, grade F, #1,428 of 1,662 statewide, top 87%, 840 students, 94% FRL); University H S (math 39% / reading 31%, grade F, #954 of 1,632 statewide, top 59%, 1,678 students, 89% FRL).
• Market conditions: Rents rising (+2.6%/yr); 43 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.6% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 2.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,560 (12.0% 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. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

• ARV (median comp): $172,437
• List price: $149,500
• Delta: -13.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 Hiland Dr	0.04mi	3/2.0	1,115 (+9%)	2mo	$165,000	$148	77
3808 James Ave	0.55mi	3/1.0	1,008 (-1%)	2mo	$199,900	$198	71
4013 Shelby St	0.24mi	2/1.0 (-1)	941 (-8%)	2mo	$88,000	$94	69
4009 James Ave	0.54mi	3/1.0	1,056 (+4%)	2mo	$149,900	$142	68
3904 Memorial Dr	0.16mi	2/1.0 (-1)	896 (-12%)	3mo	$149,900	$167	65
3504 Memorial Dr	0.32mi	3/1.0	1,104 (+8%)	8mo	$65,000	$59	65
4013 James Ave	0.54mi	3/2.0	1,055 (+3%)	5mo	$120,000	$114	61
3621 Shelby Ave	0.26mi	2/1.0 (-1)	888 (-13%)	3mo	$59,900	$67	58
1216 Holly Vista St	0.44mi	2/1.0 (-1)	944 (-8%)	8mo	$75,000	$79	55
1213 S 31st St	0.65mi	2/1.0 (-1)	952 (-7%)	2mo	$125,000	$131	52
1704 Lexington St	0.63mi	2/1.0 (-1)	940 (-8%)	3mo	$99,900	$106	50
3816 Charlton Ave	0.43mi	2/1.0 (-1)	882 (-14%)	4mo	$185,000	$210	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.57% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.44×
• Total profit: $18,523
• Equity at exit: $72,034

10-year hold

• IRR: 9.8%
• Equity multiple: 2.55×
• Total profit: $64,890
• Equity at exit: $114,910

Cash invested: $41,860 (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 76711

• Home prices YoY: 1.4%
• Rents YoY: 2.6%
• Active inventory: 43
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$784
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-56

Break-even live

Break-even rent $1,422

Max offer price $139,592

Occupancy floor 99%

Sensitivity live

Price	-10% $29	-5% $-14	+0% $-56	+5% $-98	+10% $-141
Rent	-10% $-163	-5% $-109	+0% $-56	+5% $-3	+10% $51
Rate	-1.0pp $19	-0.5pp $-18	base $-56	+0.5pp $-95	+1.0pp $-134

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 Hiland Dr Waco, TX	3.0	1.0	1124	$995	$0.89	15d	1	0.03mi
4000 Acree St Waco, TX	3.0	1.5	984	$1,295	$1.32	23d	1	0.18mi
700 S Valley Mills Dr Waco, TX	1.0–2.0	1.0–1.5	850	$995	$1.17	15d	2	0.30mi
3717 Charlton Ave Waco, TX	2.0	1.0	870	$1,195	$1.37	45d	1	0.39mi
4009 James Ave Waco, TX	3.0	1.0	1056	$1,495	$1.42	23d	1	0.53mi
828 Horseshoe Dr Waco, TX	3.0	2.0	1219	$1,750	$1.44	23d	1	0.90mi
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	45d	1	0.96mi
2601 Flint Ave Waco, TX	3.0	2.0	1356	$1,720	$1.27	45d	1	1.02mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	15d	1	1.04mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$2,094	$2.12	15d	20	1.17mi
4900 Bagby Ave Waco, TX	3.0	1.0–2.0	1026	$1,650	$1.61	23d	1	1.18mi
700 S 24th St Unit 1 Waco, TX	2.0	1.0	812	$1,200	$1.48	23d	1	1.21mi
5210 Bagby Ave Waco, TX	1.0–3.0	1.0–2.0	1014	$1,695	$1.67	15d	12	1.25mi
3621 Gorman Ave Waco, TX	3.0	1.5	1086	$1,950	$1.80	15d	1	1.31mi
2300 Washington Ave Waco, TX	3.0	1.0	1232	$1,650	$1.34	15d	1	1.40mi
2601 Fort Ave Unit 4 Waco, TX	2.0	1.0	1000	$990	$0.99	45d	1	1.40mi
2021 Gurley Ave Waco, TX	3.0	2.0	1320	$1,500	$1.14	23d	1	1.42mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	23d	1	1.43mi
3447 Pewitt Dr Waco, TX	2.0	1.0	907	$1,350	$1.49	15d	1	1.45mi
2500 Marketplace Dr Waco, TX	1.0–2.0	1.0–2.0	921	$1,560	$1.69	15d	10	1.48mi
3430 Pewitt Dr Waco, TX	2.0	1.0	916	$1,150	$1.26	45d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $149,500 Active 166 DOM
2. 2026-06-18
   days on market $149,500 Active 163 DOM
3. 2026-06-17
   days on market $149,500 Active 162 DOM
4. 2026-06-16
   days on market $149,500 Active 161 DOM
5. 2026-06-15
   days on market $149,500 Active 160 DOM
6. 2026-06-14
   days on market $149,500 Active 158 DOM
7. 2026-06-13
   days on market $149,500 Active 157 DOM
8. 2026-06-10
   days on market $149,500 Active 155 DOM
9. 2026-06-09
   days on market $149,500 Active 154 DOM
10. 2026-06-08
    days on market $149,500 Active 153 DOM
11. 2026-06-07
    days on market $149,500 Active 152 DOM
12. 2026-06-05
    days on market $149,500 Active 149 DOM
13. 2026-06-03
    days on market $149,500 Active 148 DOM
14. 2026-06-02
    days on market $149,500 Active 147 DOM
15. 2026-06-01
    days on market $149,500 Active 146 DOM
16. 2026-05-31
    days on market $149,500 Active 145 DOM
17. 2026-05-30
    days on market $149,500 Active 144 DOM
18. 2026-04-07
    price $159,500 676-char remark

    Show marketing remark (676 chars)

    Investor opportunity in a prime Waco location! This 2-bedroom, 1-bath home offers 1,020 square feet of functional living space on a generously sized lot with a fully fenced yard. The property includes a detached garage and separate storage shed, adding value and flexibility for tenants or future improvements. Ideally positioned near shopping, dining, Baylor University, and all that Waco has to offer, this home benefits from strong rental demand and convenient access to major amenities. With solid bones, outdoor space, and a desirable location, this property presents excellent potential for a 1st time home buyer, investor or anyone looking for a home to make their own.

19. 2026-02-24
    price $169,500 676-char remark

    Show marketing remark (676 chars)

    Investor opportunity in a prime Waco location! This 2-bedroom, 1-bath home offers 1,020 square feet of functional living space on a generously sized lot with a fully fenced yard. The property includes a detached garage and separate storage shed, adding value and flexibility for tenants or future improvements. Ideally positioned near shopping, dining, Baylor University, and all that Waco has to offer, this home benefits from strong rental demand and convenient access to major amenities. With solid bones, outdoor space, and a desirable location, this property presents excellent potential for a 1st time home buyer, investor or anyone looking for a home to make their own.

20. 2026-01-06
    listed $179,500 Active 676-char remark

    Show marketing remark (676 chars)

    Investor opportunity in a prime Waco location! This 2-bedroom, 1-bath home offers 1,020 square feet of functional living space on a generously sized lot with a fully fenced yard. The property includes a detached garage and separate storage shed, adding value and flexibility for tenants or future improvements. Ideally positioned near shopping, dining, Baylor University, and all that Waco has to offer, this home benefits from strong rental demand and convenient access to major amenities. With solid bones, outdoor space, and a desirable location, this property presents excellent potential for a 1st time home buyer, investor or anyone looking for a home to make their own.

21. 2021-07-12
    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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $16,211
• − Mortgage interest: −$8,374
• − Property taxes: −$3,325
• − Insurance: −$748
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,349
• Taxable loss: −$3,178
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $90/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: Waco ISD
• NCES district ID: 4844280
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,208
• Composite: 17.57/100
• National rank: #9043
• State rank: #773 of 826 in TX

Livability — Beverly Hills

• Score: 63/100
• State rank: #871
• US rank: #15705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, TX
• County: McLennan County · 213,088 people
• Metro: Waco, TX
• Population (ZIP): 9,676
• Household income: $53,185
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 424.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 43% White 23% Black 12% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 1% Italian 1% Portuguese 1%
• Foreign-born: 27% · Canada, China
• Languages at home: 53% English-only · Spanish 45% Tagalog/Filipino 1% Other Indo-European 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: ▲ 3.57%
• Current HPI: 261.7166
• Rent YoY: ▲ 2.62%
• 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

-11.1% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $159,500 NTREIS
• 2026-02-24 Price Changed $169,500 NTREIS
• 2026-01-06 Listed $179,500 NTREIS
• 2021-07-12 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,325 · -6.3% YoY. Source: county tax records.