2525 Lasker Ave · Waco, TX 76707

$125,000

3 bd · 3.0 ba · 1,290 sqft · SingleFamily public records · 13 Days on market

Built 1925 8,712 sqft lot Est $209k · 40% 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming Tudor-style brick home is full of character and waiting for someone to bring it back to life. From the oversized arched front window to the spiral staircase and original hardwood floors, this home offers architectural details that are increasingly hard to find. The spacious layout features isolated bedrooms, 3 full bathrooms, and a large laundry room, providing flexibility for a variety of living arrangements. Situated on a double-sized lot, the property also includes a detached two-car garage and plenty of outdoor space. The home needs repairs and updating and is being sold AS IS, making it an excellent opportunity for investors, renovators, or buyers looking to add their own

Key facts

• Isolated bedrooms
• Large laundry room
• Spiral staircase

Tags

• TUDOR-STYLE BRICK HOME
• OVERSIZED ARCHED FRONT WINDOW
• SPIRAL STAIRCASE
• ORIGINAL HARDWOOD FLOORS
• ISOLATED BEDROOMS
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Possession: Negotiable; Listing status: Active; Listing agreement: Exclusive right to sell
• Financial info: Listing terms: Cash, Conventional; Loan type treated as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: 2-car garage; Additional parking available; No covered or carport spaces listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two levels; Property attached (yes)
• Construction: Built in 1925; Composition roof; Slab foundation
• Exterior features: Lot less than 0.5 acre (approximately 0.2 acre); Subdivision: Provident; Directions: From Bosque Blvd head north on N. 26th Street, turn onto Lasker Avenue, continue to 2525 Lasker Ave

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom on level 1; other bedrooms on levels 1 and 2)
• Flooring: Wood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Eat-in kitchen; Two living areas; One dining area; 5 total rooms
• Laundry & utility: Utility room with washer hookup (on site)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.7% 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: Provident Heights El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 372 students, 95% FRL).
• Market conditions: Rents rising (+1.1%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• At $1,576/mo this rent would consume 47% of the median local household income ($40k/yr) (locally 704% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $125,000

Questions for the listing agent

1. Built in 1925 — 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: 1.26% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $208,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Ethel Ave	0.40mi	3/1.0	1,330 (+3%)	2mo	$169,900	$128	67
2319 Parrot	0.18mi	2/2.0 (-1)	1,152 (-11%)	0mo	$75,000	$65	64
2401 Colcord Ave	0.20mi	3/2.5	1,478 (+15%)	0mo	$265,000	$179	64
2710 Cumberland Ave	0.25mi	3/2.0	1,448 (+12%)	1mo	$285,000	$197	63
2704 Herring Ave	0.61mi	2/2.0 (-1)	1,286 (-0%)	1mo	$210,000	$163	61
1304 N 22nd	0.42mi	3/1.0	1,383 (+7%)	0mo	$110,000	$80	60
3005 Windsor Ave	0.47mi	2/1.0 (-1)	1,235 (-4%)	1mo	$199,900	$162	57
3004 Pine Ave	0.56mi	3/2.0	1,378 (+7%)	2mo	$275,000	$200	57
2912 E Edmond Ave	0.73mi	3/1.0	1,262 (-2%)	0mo	$175,000	$139	54
2015 Gorman Ave	0.73mi	2/1.0 (-1)	1,320 (+2%)	0mo	$140,000	$106	49
912 N 22nd St	0.67mi	3/2.0	1,168 (-10%)	2mo	$199,999	$171	48
3300 Lasker Ave	0.58mi	3/2.0	1,464 (+14%)	1mo	$175,000	$120	46

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,477
• Equity at exit: $18,638

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-10,265
• Equity at exit: $10,808

Cash invested: $35,000 (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 76707

• Rents YoY: 1.1%
• Active inventory: 144
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$656
• Tax from tax record: −$388 /mo · $4,657/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $149

Break-even live

Break-even rent $1,387

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $220	-5% $185	+0% $149	+5% $114	+10% $79
Rent	-10% $25	-5% $87	+0% $149	+5% $212	+10% $274
Rate	-1.0pp $212	-0.5pp $181	base $149	+0.5pp $117	+1.0pp $84

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Parrott Ave Waco, TX	3.0	2.0	1463	$1,695	$1.16	44d	1	0.11mi
1901 N 28th St Waco, TX	3.0	2.0	1794	$1,950	$1.09	21d	1	0.19mi
2714 Windsor Ave Waco, TX	2.0	1.0	979	$1,300	$1.33	44d	1	0.30mi
2621 Windsor Ave Waco, TX	2.0	1.0	1108	$1,175	$1.06	21d	1	0.31mi
3007 Parrott Ave Unit 1 Waco, TX	3.0	2.0	1458	$1,650	$1.13	21d	1	0.34mi
1400 N 23rd St Waco, TX	4.0	2.0	1650	$1,575	$0.95	14d	1	0.34mi
2705 Bosque Blvd Waco, TX	3.0	2.0	1028	$1,599	$1.56	44d	1	0.44mi
2724 Bosque Blvd Waco, TX	2.0	1.0	1120	$1,100	$0.98	21d	1	0.49mi
2000 Windsor Ave Waco, TX	4.0	2.5	1450	$1,800	$1.24	44d	1	0.50mi
1920 Windsor Ave Waco, TX	3.0	1.0	1216	$1,200	$0.99	44d	1	0.52mi
3125 Ethel Ave Waco, TX	3.0	2.0	1760	$1,900	$1.08	21d	1	0.54mi
2505 Proctor Ave Waco, TX	3.0	2.0	1588	$1,550	$0.98	21d	1	0.54mi
1815 Seneca Ave Waco, TX	3.0	2.0	1471	$1,650	$1.12	21d	1	0.54mi
2632 Colonial Ave Unit B Waco, TX	2.0	1.0	896	$1,050	$1.17	21d	1	0.55mi
1821 Algonquin St Waco, TX	2.0	1.0	930	$1,150	$1.24	44d	1	0.56mi
1825 Cumberland Ave Waco, TX	3.0	1.0	1400	$1,325	$0.95	14d	1	0.56mi
2704 Herring Ave Waco, TX	2.0	2.0	1286	$1,750	$1.36	21d	1	0.59mi
1818 Windsor Ave Waco, TX	4.0	2.0	1112	$1,625	$1.46	21d	1	0.60mi
2601 Herring Ave Unit 1 Waco, TX	3.0	1.0	989	$1,295	$1.31	44d	1	0.61mi
2001 Bosque Blvd Waco, TX	3.0	1.0	1628	$1,100	$0.68	44d	1	0.62mi
2100 N 33rd St Waco, TX	3.0	3.0	1858	$2,200	$1.18	44d	1	0.65mi
2504 Lyle Ave Waco, TX	3.0	2.0	1028	$1,475	$1.43	21d	1	0.66mi
3116 Bosque Blvd Waco, TX	2.0	1.0	1100	$1,250	$1.14	14d	1	0.66mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	21d	1	0.67mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	44d	1	0.67mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	44d	1	0.67mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	21d	1	0.67mi
1000 N 19th St Waco, TX	3.0	1.5	1800	$2,050	$1.14	21d	1	0.73mi
2712 Mitchell Ave Waco, TX	3.0	1.0	1120	$1,300	$1.16	21d	1	0.75mi
2121 Lyle Ave Waco, TX	2.0	1.0	1080	$1,000	$0.93	14d	1	0.75mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	21d	1	0.80mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	44d	1	0.80mi
1511 Maple Ave Waco, TX	3.0	2.0	1487	$1,450	$0.98	44d	1	0.81mi
2805 Mitchell Ave Waco, TX	2.0	1.0	1024	$1,145	$1.12	14d	1	0.82mi
2116 Morrow Ave Waco, TX	4.0	2.0	1703	$1,650	$0.97	21d	1	0.84mi
3400 W Brookview Dr Waco, TX	1.0–2.0	1.0	865	$1,209	$1.40	14d	5	0.85mi
2717 Alexander Ave Waco, TX	2.0	2.0	1200	$2,000	$1.67	21d	1	0.86mi
3532 Windsor Ave Waco, TX	3.0	2.0	1100	$1,475	$1.34	14d	1	0.86mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	21d	1	0.87mi
2600 McKenzie Ave Waco, TX	3.0	1.0	1096	$1,395	$1.27	21d	1	0.90mi

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 13 DOM
2. 2026-06-17
   days on market $125,000 Active 12 DOM
3. 2026-06-16
   days on market $125,000 Active 11 DOM
4. 2026-06-15
   days on market $125,000 Active 10 DOM
5. 2026-06-14
   days on market $125,000 Active 8 DOM
6. 2026-06-13
   days on market $125,000 Active 7 DOM
7. 2026-06-10
   days on market $125,000 Active 5 DOM
8. 2026-06-09
   days on market $125,000 Active 4 DOM
9. 2026-06-08
   days on market $125,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $125,000 Active 2 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: $4,657 · $388/mo
• Projected year-2 tax: $4,657 · $388/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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $18,910
• − Mortgage interest: −$7,002
• − Property taxes: −$4,657
• − Insurance: −$625
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,636
• Taxable loss: −$35
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,800/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): 15,879
• Household income: $40,443
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 704.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 32% Two or more races 26% White 18%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 65% English-only · Spanish 34% Tagalog/Filipino 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: ▼ -134.95%
• Current HPI: 239.639
• Rent YoY: ▲ 1.14%
• 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

3 events — show timeline

• 2026-06-05 Listed $125,000 NTREIS
• 2016-01-20 Sold (Public Records) — Public Records
• 2002-11-05 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,657 · +9.6% YoY. Source: county tax records.