2114 Live Oak Ave · Waco, TX 76708

$59,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 2 Days on market

Built 1939 8,250 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and DIY dreamers! This 3-bedroom, 1-bathroom home with 994 sqft is ready for its next chapter. If you've been searching for a fixer-upper with potential, this could be the one! Featuring alley access and a convenient location just minutes from MCC, Cameron Park, grocery stores, and restaurants, this property is waiting for the right buyer to bring it back to life. Come claim your fixer-upper today!

Key facts

• Alley access
• Convenient location
• 8,250 sq ft lot

Tags

• ALLEY ACCESS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property is in University Heights subdivision; County: McLennan; Directions: Use GPS
• Financial info: Accepts cash and conventional financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered/carport space; Driveway
• Utilities: City water; City sewer; Electricity available; Individual water meter; All-weather road
• Home design: Single family residence; Residential property; Built in 1939; Not attached to another property; No accessory unit
• Construction: Year built 1939
• Exterior features: Chain link fencing; Less than 0.5 acre lot (approx. 0.1894 acre); Curbs

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.9% 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: Dean Highland El (math 15% / reading 20%, grade F, #3,805 of 4,322 statewide, top 89%, 598 students, 93% FRL).
• Market conditions: Rents soft (-0.8%/yr); 376 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); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1939 — 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 $59,900

Questions for the listing agent

1. Built in 1939 — 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: 2.28% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $163,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Maple Ave	0.32mi	2/1.0 (-1)	1,008 (+1%)	2mo	$155,000	$154	76
2307 Maple Ave	0.25mi	2/2.0 (-1)	1,000 (+1%)	8mo	$180,000	$180	71
2708 Proctor Ave	0.45mi	2/1.0 (-1)	976 (-2%)	2mo	$159,000	$163	69
2119 Alexander Ave	0.50mi	2/1.0 (-1)	1,021 (+3%)	4mo	$134,500	$132	64
1806 Live Oak Ave	0.25mi	2/2.0 (-1)	900 (-10%)	5mo	$128,000	$142	60
2019 Summer Ave	0.74mi	3/2.0	1,008 (+1%)	0mo	$169,000	$168	59
3017 Live Oak Ave	0.67mi	2/1.0 (-1)	1,008 (+1%)	10mo	$199,000	$197	54
2724 Mckenzie Ave	0.73mi	2/1.0 (-1)	950 (-4%)	3mo	$105,000	$111	51
2013 Homan Ave	0.71mi	3/1.0	1,064 (+7%)	6mo	$175,000	$164	50
1217 Frost Ave	0.65mi	3/1.0	1,088 (+10%)	6mo	$190,000	$175	49
2805 Lyle Ave	0.64mi	2/1.0 (-1)	928 (-7%)	9mo	$159,900	$172	47
2809 Alexander Ave	0.74mi	2/1.0 (-1)	1,120 (+13%)	4mo	$165,000	$147	36

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: 30.0%
• Equity multiple: 2.20×
• Total profit: $20,054
• Equity at exit: $8,931

10-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $45,748
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$314
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $529

Break-even live

Break-even rent $698

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $562	-5% $545	+0% $529	+5% $512	+10% $495
Rent	-10% $420	-5% $475	+0% $529	+5% $583	+10% $637
Rate	-1.0pp $559	-0.5pp $544	base $529	+0.5pp $513	+1.0pp $497

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Windsor Ave Waco, TX	2.0	1.0	840	$1,100	$1.31	44d	1	0.12mi
2224 Cumberland Ave Waco, TX	2.0	1.0	768	$1,075	$1.40	44d	1	0.21mi
1818 Windsor Ave Waco, TX	4.0	2.0	1112	$1,625	$1.46	21d	1	0.27mi
1827 Proctor Ave Waco, TX	2.0	1.0	600	$1,000	$1.67	14d	1	0.27mi
1827 Proctor Ave Unit A Waco, TX	2.0	1.0	600	$1,000	$1.67	21d	1	0.27mi
2121 Lyle Ave Waco, TX	2.0	1.0	1080	$1,000	$0.93	14d	1	0.31mi
2225 Trice Ave Waco, TX	2.0	1.0	803	$1,300	$1.62	44d	1	0.33mi
2225 Trice Ave Waco, TX	2.0	1.0	803	$1,300	$1.62	14d	1	0.33mi
2621 Windsor Ave Waco, TX	2.0	1.0	1108	$1,175	$1.06	21d	1	0.37mi
2504 Lyle Ave Waco, TX	3.0	2.0	1028	$1,475	$1.43	21d	1	0.39mi
2601 Herring Ave Unit 1 Waco, TX	3.0	1.0	989	$1,295	$1.31	44d	1	0.41mi
2313 Mitchell Ave Waco, TX	2.0	1.0	804	$1,150	$1.43	21d	1	0.41mi
2714 Windsor Ave Waco, TX	2.0	1.0	979	$1,300	$1.33	44d	1	0.45mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	44d	1	0.51mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	21d	1	0.51mi
2408 McKenzie Ave Unit A Waco, TX	3.0	2.0	872	$1,350	$1.55	21d	1	0.55mi
1821 Algonquin St Waco, TX	2.0	1.0	930	$1,150	$1.24	44d	1	0.55mi
2712 Mitchell Ave Waco, TX	3.0	1.0	1120	$1,300	$1.16	21d	1	0.56mi
2600 McKenzie Ave Waco, TX	3.0	1.0	1096	$1,395	$1.27	21d	1	0.61mi
2805 Mitchell Ave Waco, TX	2.0	1.0	1024	$1,145	$1.12	14d	1	0.66mi
1216 Tennessee Ave Waco, TX	3.0	2.0	872	$1,250	$1.43	21d	1	0.79mi
1216 Tennessee Ave Unit B Waco, TX	3.0	2.0	872	$1,350	$1.55	21d	1	0.79mi
2705 Bosque Blvd Waco, TX	3.0	2.0	1028	$1,599	$1.56	44d	1	0.91mi
1614 Bryan Ave Unit B Waco, TX	3.0	1.0	838	$925	$1.10	14d	1	0.92mi
718 Garland Ave Unit b Waco, TX	3.0	1.0	838	$985	$1.18	14d	1	0.94mi
1611 Bryan Ave Unit B Waco, TX	3.0	1.0	838	$985	$1.18	14d	1	0.94mi
2724 Bosque Blvd Waco, TX	2.0	1.0	1120	$1,100	$0.98	21d	1	0.96mi
2632 Colonial Ave Unit B Waco, TX	2.0	1.0	896	$1,050	$1.17	21d	1	1.00mi
3532 Windsor Ave Waco, TX	3.0	2.0	1100	$1,475	$1.34	14d	1	1.13mi
3116 Bosque Blvd Waco, TX	2.0	1.0	1100	$1,250	$1.14	14d	1	1.15mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	21d	1	1.16mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	44d	1	1.16mi
3625 Maple Ave Waco, TX	2.0	1.0	950	$1,275	$1.34	44d	1	1.22mi
615 N 23rd St Waco, TX	2.0	1.0	900	$1,275	$1.42	21d	1	1.26mi
804 N 11th St Waco, TX	1.0–2.0	1.0	838	$1,200	$1.43	21d	1	1.27mi
2612 Alice Ave Waco, TX	2.0	1.0	964	$1,250	$1.30	21d	1	1.30mi
2332 Melissa Dr Waco, TX	2.0	1.0	990	$1,395	$1.41	14d	1	1.31mi
3400 W Brookview Dr Waco, TX	1.0–2.0	1.0	865	$1,209	$1.40	14d	5	1.34mi
2601 Fort Ave Unit 4 Waco, TX	2.0	1.0	1000	$990	$0.99	44d	1	1.37mi
3901 Windsor Ave Waco, TX	2.0	1.0	760	$995	$1.31	44d	1	1.43mi

Listing history 3 events

1. 2026-06-18
   days on market $59,900 Active 2 DOM
2. 2026-06-16
   remarks 423-char remark
3. 2026-06-16
   listed $59,900 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: $2,552 · $213/mo
• Projected year-2 tax: $2,552 · $213/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: $16,409
• − Mortgage interest: −$3,355
• − Property taxes: −$2,552
• − Insurance: −$300
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,743
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $4,942/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): 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

1 event — show timeline

• 2026-06-16 Listed $59,900 NTREIS

Property tax history

+7.9%/yr

Latest (2025): $2,552 · +0.3% YoY. Source: county tax records.