1720 Moutainview Dr · Waco, TX 76710

$160,000

3 bd · 2.0 ba · 1,926 sqft · SingleFamily public records · 2 Days on market

Built 1961 0.28 ac lot $83/sqft · 30% below area Est $228k · 30% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home nestled in the heart of desirable West Waco. This inviting property offers a spacious and functional layout, perfect for both everyday living and entertaining. Step inside to find a bright and comfortable living area that flows seamlessly into the kitchen and dining space. The home features three well-sized bedrooms and two full bathrooms, providing plenty of room for family, guests, or a home office setup. One of the standout features of this property is the two bonus rooms—ideal for a game room, media space, home gym, or additional workspace. The possibilities are endless to fit your lifestyle needs. Outside, you’ll love the larg

Key facts

• Bonus rooms
• Large backyard
• 0.28 acre lot

Tags

• BONUS ROOMS
• LARGE BACKYARD

Property features AI

Finance

• Other: County: McLennan; Country: United States; Directions: GPS
• Financial info: Accepting cash and conventional offers; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with 4 spaces; Additional parking available
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Attached property; Built in 1961
• Construction: Built in 1961
• Exterior features: Lot under 0.5 acre (approximately 0.28 acre); Subdivision: Ridgedale

Interior

• Kitchen: Built-in gas range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Two living areas; One dining area; Total of 8 rooms; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $77 ($928/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.9% 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-.
• 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: South Waco El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 462 students, 96% FRL).
• Market conditions: Rents rising (+2.4%/yr); 186 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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.
• 3 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

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.16% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 7.2

CMA / ARV

• ARV (median comp): $227,926
• List price: $160,000
• Delta: -29.80%
• 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
1720 Moutainview Dr	0.00mi	3/2.0	1,926 (0%)	0mo	$160,000	$83	100
5727 Lakemont Cir	0.27mi	3/2.0	1,927 (+0%)	5mo	$294,900	$153	83
2309 Skyline Dr	0.62mi	3/2.0	1,902 (-1%)	4mo	$325,000	$171	66
2225 Hermanson Dr	0.49mi	3/2.5	2,006 (+4%)	3mo	$399,900	$199	65
2025 Lenamon St	0.35mi	3/2.0	1,672 (-13%)	0mo	$285,000	$170	62
1700 Rambler Dr	0.48mi	3/2.0	1,753 (-9%)	2mo	$265,000	$151	61
5301 Lake Crest St	0.50mi	3/2.0	2,065 (+7%)	6mo	$339,000	$164	59
2306 Oak Cliff Dr	0.57mi	3/2.0	1,773 (-8%)	1mo	$315,000	$178	59
5113 Lake Arrowhead Dr	0.65mi	3/2.0	2,021 (+5%)	3mo	$335,000	$166	59
2212 Charboneau St	0.55mi	3/2.0	1,742 (-10%)	2mo	$284,900	$164	57
6904 Viking Dr	0.59mi	4/2.5 (+1)	2,038 (+6%)	3mo	$338,000	$166	53
2208 Lake Ridge Cir	0.59mi	3/2.0	2,199 (+14%)	1mo	$334,500	$152	48

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-21,897
• Equity at exit: $23,857

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-16,348
• Equity at exit: $13,834

Cash invested: $44,800 (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 76710

• Rents YoY: 2.4%
• Active inventory: 186
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$839
• Tax from tax record: −$480 /mo · $5,756/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $77

Break-even live

Break-even rent $1,754

Max offer price $160,000

Occupancy floor 91%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Fairview Dr Waco, TX	3.0	2.0	1319	$1,400	$1.06	43d	1	0.36mi
2137 Lenamon St Waco, TX	3.0	2.0	1835	$2,350	$1.28	13d	1	0.50mi
5025 Loch Lomond Dr Waco, TX	3.0	2.0	1611	$1,850	$1.15	20d	1	0.70mi
6700 Old Briarstown Dr Waco, TX	2.0	2.0	1300	$1,295	$1.00	20d	1	0.81mi
6807 Alford Dr Waco, TX	3.0	2.5	1800	$1,495	$0.83	43d	1	0.85mi
901 Rambler Dr Waco, TX	3.0	2.0	1629	$1,795	$1.10	20d	1	0.90mi
2324 N 50th St Waco, TX	3.0	2.0	1875	$3,300	$1.76	43d	1	0.96mi
549 N 62nd St Waco, TX	4.0	2.0	1690	$1,995	$1.18	43d	1	0.97mi
5714 Wilshire Dr Waco, TX	3.0	2.0	1500	$1,495	$1.00	20d	1	1.23mi
701 Topeka Dr Woodway, TX	3.0	2.0	1781	$2,300	$1.29	13d	1	1.31mi
1125 Wedgewood Dr Woodway, TX	4.0	2.0	2246	$2,195	$0.98	43d	1	1.36mi
2213 N 41st St Waco, TX	3.0	1.5	1299	$1,550	$1.19	13d	1	1.48mi
1113 N New Rd Waco, TX	3.0	2.0	1326	$1,620	$1.22	20d	1	1.49mi

Listing history 7 events

1. 2026-05-08
   status Pending 972-char remark
2. 2026-05-06
   listed $160,000 Active 972-char remark
3. 2026-05-03
   status Active
4. 2026-03-25
   status Pending
5. 2026-03-21
   listed $160,000 Active
6. 2010-02-26
   soldstatus
7. 2001-05-22
   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: $5,756 · $480/mo
• Projected year-2 tax: $5,756 · $480/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $22,218
• − Mortgage interest: −$8,962
• − Property taxes: −$5,756
• − Insurance: −$800
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$4,655
• Taxable loss: −$1,510
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,290/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 — 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): 23,329
• Household income: $58,186
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1202.0

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 0.60)
• Race & ethnicity: White 55% Hispanic / Latino 26% Two or more races 19% Black 15%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -147.65%
• Current HPI: 227.2988
• Rent YoY: ▲ 2.41%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) — NTREIS
• 2026-05-08 Pending — NTREIS
• 2026-05-06 Listed $160,000 NTREIS
• 2026-05-03 Relisted — NTREIS
• 2026-03-25 Pending — NTREIS
• 2026-03-21 Listed $160,000 NTREIS
• 2010-02-26 Sold (Public Records) — Public Records
• 2001-05-22 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $5,756 · +9.6% YoY. Source: county tax records.