6716 Wiethorn Dr #6718 · Waco, TX 76710

$300,000

3 bd · 2.0 ba · 2,502 sqft · MultiFamily public records · 108 Days on market

Built 1971 10,019 sqft lot

---

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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment Opportunity in the Heart of Waco! This well-maintained duplex at 6716-18 Wiethorn offers two fully leased 2 bed, 2 bath units in the desirable Western Hills neighborhood. Both units feature spacious living areas, in-unit laundry, private backyards, and off-street parking. Enjoy immediate rental income in a prime, convenient location—perfect for expanding your investment portfolio!

Key facts

• In-unit laundry
• Off-street parking
• Private backyards

Tags

• SPACIOUS LIVING AREAS
• IN-UNIT LAUNDRY
• PRIVATE BACKYARDS
• OFF-STREET PARKING
• INVESTMENT OPPORTUNITY
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Financial info: Property offered as residential income with 2 total units; 100% occupancy; Gross annual income reported: $14,700; Net operating income reported: $14,700; Operating expenses may include maintenance and professional management; Cap rate: 4.90%; Acceptable financing: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Attached carport; Detached carport; Driveway
• Utilities: City water service; City sewer service; Electricity connected
• Home design: Duplex (residential income property); Single-story; Built in 1971
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Asphalt on property (drive surfaces); City water; City sewer; Electricity connected

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Eat-in kitchen; One-level layout

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative. Per door: $-41/mo.
• To cash-flow at today's rent, offer at most $285k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (9.5% below list).
• Recommended offer: $272k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-.
• Midway ISD (other): math 61% / reading 58% proficiency, ranked #56 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chapel Park El (463 students, 40% FRL).
• Market conditions: Rents rising (+2.4%/yr); 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• At $2,716/mo this rent would consume 56% of the median local household income ($58k/yr) (locally 1202% 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 $2k of loan paydown is wiped out by about $9k 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 108 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,600 (9.5% 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 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-55,337
• Equity at exit: $44,731

10-year hold

• IRR: -12.6%
• Equity multiple: 0.27×
• Total profit: $-60,903
• Equity at exit: $25,939

Cash invested: $84,000 (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 76710

• Rents YoY: 2.4%
• Active inventory: 186
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$530 /mo · $6,359/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-83

Break-even live

Break-even rent $2,820

Max offer price $285,417

Occupancy floor 98%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,716
Total (2 units)			$2,716

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6807 Alford Dr Waco, TX	3.0	2.5	1800	$1,495	$0.83	43d	1	0.30mi
701 Topeka Dr Woodway, TX	3.0	2.0	1781	$2,300	$1.29	13d	1	0.72mi
1125 Wedgewood Dr Woodway, TX	4.0	2.0	2246	$2,195	$0.98	43d	1	1.15mi

Listing history 8 events

1. 2026-06-08
   status $300,000 Pending 108 DOM
2. 2026-06-08
   days on market $300,000 Active Option Contract 108 DOM
3. 2026-06-07
   days on market $300,000 Active Option Contract 107 DOM
4. 2026-06-03
   days on market $300,000 Active Option Contract 104 DOM
5. 2026-06-02
   days on market $300,000 Active Option Contract 103 DOM
6. 2026-06-01
   days on market $300,000 Active Option Contract 102 DOM
7. 2026-05-31
   remarks 394-char remark
8. 2026-05-31
   listed $300,000 Active Option Contract 101 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: $6,359 · $530/mo
• Projected year-2 tax: $6,359 · $530/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $32,592
• − Mortgage interest: −$16,805
• − Property taxes: −$6,359
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$8,727
• Taxable loss: −$6,014
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $453/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: Midway ISD
• NCES district ID: 4830640
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $67,076
• Composite: 52.32/100
• National rank: #1593
• State rank: #56 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

6 events — show timeline

• 2026-05-21 Contingent — NTREIS
• 2026-02-19 Listed $300,000 NTREIS
• 2025-12-27 Listing Removed — NTREIS
• 2025-07-28 Relisted — NTREIS
• 2025-07-25 Pending — NTREIS
• 2025-06-26 Listed $300,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $6,359 · +16.6% YoY. Source: county tax records.