713 Dunbar Ave · Waco, TX 76704

$137,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 319 Days on market

Built 1964 6,970 sqft lot $113/sqft · at area comps Est $143k · at est.

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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 +18.5/30.0
• ARV discount +9.3/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

Key facts

• New water heater
• New roof
• 6,970 sq ft lot

Tags

• NEW VINYL PLANK FLOORING
• NEW ROOF
• NEW WATER HEATER
• MINUTES FROM CAMERON PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D, crime D, commute F.
• 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.
• Market conditions: 86 active listings in the ZIP; 24 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 $1,470/mo this rent would consume 58% of the median local household income ($30k/yr) (locally 603% 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 $947 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

• It's been on market 319 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $142,817
• List price: $137,000
• Delta: -4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Delano St	0.14mi	3/2.0	1,256 (+4%)	1mo	$219,900	$175	83
803 Garrison St	0.63mi	3/1.0	1,244 (+3%)	3mo	$198,500	$160	64
1500 J J Flewellen Rd	0.28mi	2/2.0 (-1)	1,286 (+6%)	7mo	$82,500	$64	62
504 Dearborn St	0.27mi	3/1.5	1,068 (-12%)	8mo	$185,000	$173	59
200 Waters St	0.45mi	3/1.5	1,152 (-5%)	12mo	$175,000	$152	58
1320 Hood St	0.27mi	3/2.0	1,077 (-11%)	10mo	$209,999	$195	56
524 Dearborn St	0.24mi	3/2.0	1,360 (+12%)	13mo	$99,950	$73	54
420 Mahon Hollow Dr	0.68mi	3/2.0	1,192 (-2%)	10mo	$239,000	$201	53
1124 Faulkner Ln	0.42mi	3/2.0	1,327 (+10%)	11mo	$217,999	$164	52
401 Mahon Hollow Dr	0.71mi	3/2.0	1,291 (+6%)	2mo	$224,000	$174	50
401 Carver St	0.32mi	3/2.0	1,381 (+14%)	11mo	$130,000	$94	49
1111 Turner St	0.41mi	2/1.0 (-1)	1,036 (-14%)	7mo	$174,900	$169	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-13,782
• Equity at exit: $20,427

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-958
• Equity at exit: $11,845

Cash invested: $38,360 (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 76704

• Home prices YoY: -2.7%
• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$718
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $131

Break-even live

Break-even rent $1,304

Max offer price $137,000

Occupancy floor 86%

Sensitivity live

Price	-10% $209	-5% $170	+0% $131	+5% $92	+10% $53
Rent	-10% $15	-5% $73	+0% $131	+5% $189	+10% $247
Rate	-1.0pp $200	-0.5pp $166	base $131	+0.5pp $96	+1.0pp $59

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Dunbar St Waco, TX	3.0	1.0	841	$1,550	$1.84	21d	1	0.24mi
507 Dunbar St Waco, TX	3.0	1.0	852	$1,450	$1.70	14d	1	0.24mi
2017 Broadway St Waco, TX	3.0	1.0	1247	$1,800	$1.44	44d	1	0.27mi
1212 J J Flewellen Rd Waco, TX	2.0	1.0	844	$1,250	$1.48	44d	1	0.39mi
1104 Sherman St Waco, TX	2.0	1.0	1120	$1,500	$1.34	44d	1	0.49mi
825 Garrison St Waco, TX	3.0	2.0	1028	$1,370	$1.33	14d	1	0.54mi
932 Dawson St Waco, TX	3.0	2.0	1028	$1,449	$1.41	14d	1	0.55mi
916 Olive St Waco, TX	3.0	2.0	1028	$1,475	$1.43	14d	1	0.73mi
108 Choctaw Ct Waco, TX	3.0	2.0	1273	$1,600	$1.26	14d	1	0.73mi
609 Sherman St Waco, TX	3.0	2.0	1028	$1,449	$1.41	21d	1	0.74mi
925 Burgan St Unit A Waco, TX	3.0	2.0	872	$999	$1.15	14d	1	0.80mi
923 Burgan St Unit A Waco, TX	3.0	2.0	872	$1,015	$1.16	14d	1	0.80mi
1107 Chestnut St Waco, TX	2.0	1.0	928	$1,300	$1.40	21d	1	0.82mi
1226 Chestnut St Unit A Waco, TX	3.0	2.0	980	$925	$0.94	21d	1	0.86mi
413 Lottie St Unit B Waco, TX	3.0	2.0	872	$1,025	$1.18	14d	1	1.02mi
1319 Tabor St Waco, TX	3.0	1.5	1234	$1,700	$1.38	14d	1	1.04mi
804 Earle Ave Unit A Waco, TX	3.0	2.0	872	$1,035	$1.19	14d	1	1.20mi
1013 Earle Ave Waco, TX	3.0	2.0	1028	$1,525	$1.48	21d	1	1.22mi
1606 N 9th St Waco, TX	4.0	2.0	1392	$1,525	$1.10	21d	1	1.26mi
718 Garland Ave Unit b Waco, TX	3.0	1.0	838	$985	$1.18	14d	1	1.26mi
1008 E Pecan Ave Waco, TX	3.0	1.0	1400	$1,350	$0.96	14d	1	1.27mi
712 Proctor Ave Waco, TX	4.0	2.0	1184	$1,450	$1.22	21d	1	1.27mi
215 Washington Ave Waco, TX	1.0–4.0	1.0–4.0	919	$1,737	$1.89	21d	1	1.32mi
1600 N 11th St Unit A Waco, TX	3.0	2.0	1217	$1,750	$1.44	44d	1	1.43mi

Listing history 30 events

1. 2026-06-18
   days on market $137,000 Active 319 DOM
2. 2026-06-17
   days on market $137,000 Active 318 DOM
3. 2026-06-16
   days on market $137,000 Active 317 DOM
4. 2026-06-15
   days on market $137,000 Active 316 DOM
5. 2026-06-14
   days on market $137,000 Active 314 DOM
6. 2026-06-13
   days on market $137,000 Active 313 DOM
7. 2026-06-10
   days on market $137,000 Active 311 DOM
8. 2026-06-09
   days on market $137,000 Active 310 DOM
9. 2026-06-08
   days on market $137,000 Active 309 DOM
10. 2026-06-07
    days on market $137,000 Active 308 DOM
11. 2026-06-05
    days on market $137,000 Active 305 DOM
12. 2026-06-03
    days on market $137,000 Active 304 DOM
13. 2026-06-02
    days on market $137,000 Active 303 DOM
14. 2026-06-01
    days on market $137,000 Active 302 DOM
15. 2026-05-31
    days on market $137,000 Active 301 DOM
16. 2026-05-30
    days on market $137,000 Active 300 DOM
17. 2026-04-10
    status Active 972-char remark

    Show marketing remark (972 chars)

    Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

18. 2026-03-22
    status Pending 972-char remark

    Show marketing remark (972 chars)

    Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

19. 2026-03-17
    historical Active Option Contract 972-char remark

    Show marketing remark (972 chars)

    Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

20. 2026-01-15
    price $137,000 972-char remark

    Show marketing remark (972 chars)

    Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

21. 2025-07-15
    listed $145,000 Active 972-char remark

    Show marketing remark (972 chars)

    Located just minutes from downtown Waco and Cameron Park, 713 Dunbar Ave offers recent updates, functional living space, and value in an established neighborhood. This 3-bedroom, 1-bath home features 1,212 square feet with updated vinyl plank flooring throughout and a comfortable single-story layout. Major improvements include a roof replacement in June 2023 and water heater replacement in December 2023, helping reduce future maintenance expenses. The eat-in kitchen offers built-in cabinetry and an opportunity for a new owner to add personal touches over time. The spacious backyard provides room for outdoor enjoyment, gardening, entertaining, or future improvements. Convenient access to Cameron Park, downtown dining, shopping, Baylor-area attractions, and commuter routes adds to the appeal. Whether searching for a primary residence or investment opportunity, this property offers updates already completed while leaving room to build additional value.

22. 2025-05-31
    historical
23. 2025-05-05
    listed $125,000 Active
24. 2025-05-01
    price $125,000
25. 2025-04-30
    historical
26. 2024-09-15
    listed $135,000 Active
27. 2023-06-27
    soldstatus
28. 2023-06-23
    soldstatus
29. 2023-06-08
    listed $110,000
30. 2007-02-09
    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: $3,056 · $255/mo
• Projected year-2 tax: $3,056 · $255/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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $17,639
• − Mortgage interest: −$7,674
• − Property taxes: −$3,056
• − Insurance: −$685
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$3,985
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,712/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): 7,018
• Household income: $30,349
• Rent vs Own: 68.4% rent · 31.6% own
• Severe rent burden: 603.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 19% Two or more races 11% White 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -5.09%
• Current HPI: 181.8051
• Rent YoY: —
• 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

+24.5% since first listed

14 events — show timeline

• 2026-04-10 Relisted — NTREIS
• 2026-03-22 Pending — NTREIS
• 2026-03-17 Contingent — NTREIS
• 2026-01-15 Price Changed $137,000 NTREIS
• 2025-07-15 Listed $145,000 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-05-05 Listed $125,000 NTREIS
• 2025-05-01 Price Changed $125,000 NTREIS
• 2025-04-30 Listing Removed — NTREIS
• 2024-09-15 Listed $135,000 NTREIS
• 2023-06-27 Sold (Public Records) — Public Records
• 2023-06-23 Sold (MLS) — NTREIS
• 2023-06-08 Listed $110,000 NTREIS
• 2007-02-09 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,056 · +9.6% YoY. Source: county tax records.