132 S Meadowbrook St · Robinson, TX 76706

$125,000

3 bd · 1.5 ba · 1,194 sqft · SingleFamily public records · 21 Days on market

Built 1957 0.26 ac lot $105/sqft · 41% below area Est $212k · 41% under

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Robinson. This 2-bedroom, 1-bath home with a garage has strong potential as a flip or buy-and-hold rental. Rental-ready and full of opportunity, this property is a great option for investors looking for their next project.

Key facts

• 0.26 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.2% in Robinson — 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 70/100 on livability (#349 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Rents rising (+1.9%/yr); 317 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 42% of the median local income ($42k/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 $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

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (median comp): $211,907
• List price: $125,000
• Delta: -41.01%
• 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
132 S Meadowbrook St	0.00mi	2/1.0 (-1)	1,194 (0%)	0mo	$125,000	$105	93
144 Meadowbrook St	0.10mi	3/1.0	1,212 (+2%)	17mo	$219,900	$181	77
3408 Medallion Cir	0.31mi	3/2.0	1,174 (-2%)	12mo	$212,000	$181	71
2708 Alta Vista Cir	0.54mi	3/2.0	1,250 (+5%)	0mo	$199,900	$160	65
3700 Wingate Dr	0.26mi	3/2.0	1,136 (-5%)	16mo	$225,000	$198	64
3705 Manor Dr	0.20mi	3/1.5	1,312 (+10%)	12mo	$229,000	$175	64
3234 Ferndale Dr	0.36mi	3/2.0	1,152 (-4%)	14mo	$185,000	$161	63
104 Meadowbrook St	0.21mi	3/2.0	1,318 (+10%)	17mo	$220,000	$167	57
3304 Ferndale Dr	0.36mi	3/2.0	1,296 (+8%)	14mo	$147,500	$114	55
3505 Ferndale Dr	0.40mi	3/3.5	1,309 (+10%)	9mo	$185,000	$141	50
2711 Old Robinson Rd	0.58mi	3/2.0	1,356 (+14%)	2mo	$179,000	$132	47
3425 Pewitt Dr	0.65mi	2/1.0 (-1)	1,052 (-12%)	13mo	$88,500	$84	32

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,604
• Equity at exit: $18,638

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $5,318
• 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 76706

• Home prices YoY: -29.1%
• Rents YoY: 1.9%
• Active inventory: 317
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$656
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $224

Break-even live

Break-even rent $1,186

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $294	-5% $259	+0% $224	+5% $188	+10% $153
Rent	-10% $108	-5% $166	+0% $224	+5% $282	+10% $340
Rate	-1.0pp $287	-0.5pp $256	base $224	+0.5pp $191	+1.0pp $158

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3319 Wingate Dr Waco, TX	2.0	1.0	768	$950	$1.24	22d	1	0.21mi
3001 S New Rd Waco, TX	1.0–3.0	1.0–2.0	885	$1,645	$1.86	14d	15	0.53mi
3430 Pewitt Dr Waco, TX	2.0	1.0	916	$1,150	$1.26	45d	1	0.60mi
3411 Pewitt Dr #3413 Waco, TX	2.0	1.0	1000	$1,350	$1.35	22d	1	0.62mi
3447 Pewitt Dr Waco, TX	2.0	1.0	907	$1,350	$1.49	14d	1	0.64mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	14d	1	1.20mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$2,094	$2.12	14d	20	1.33mi
2500 Marketplace Dr Waco, TX	1.0–2.0	1.0–2.0	921	$1,560	$1.69	14d	10	1.44mi
4009 James Ave Waco, TX	3.0	1.0	1056	$1,495	$1.42	22d	1	1.45mi

Listing history 2 events

1. 2026-05-04
   status Pending 254-char remark

   Show marketing remark (254 chars)

   Great investment opportunity in Robinson. This 2-bedroom, 1-bath home with a garage has strong potential as a flip or buy-and-hold rental. Rental-ready and full of opportunity, this property is a great option for investors looking for their next project.

2. 2026-04-12
   listed $125,000 Active 254-char remark

   Show marketing remark (254 chars)

   Great investment opportunity in Robinson. This 2-bedroom, 1-bath home with a garage has strong potential as a flip or buy-and-hold rental. Rental-ready and full of opportunity, this property is a great option for investors looking for their next project.

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $2,748 · $229/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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,625
• − Mortgage interest: −$7,002
• − Property taxes: −$2,748
• − Insurance: −$625
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,636
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,494/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 — Robinson

• Score: 70/100
• State rank: #349
• US rank: #7658

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinson, TX
• County: McLennan County · 213,088 people
• City population: 40,668
• Metro: Waco, TX
• Population (ZIP): 41,627
• Household income: $41,656
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 3883.0

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: White 49% Hispanic / Latino 31% Two or more races 17% Black 15% Asian 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 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: ▼ -94.31%
• Current HPI: 230.2557
• Rent YoY: ▲ 1.86%
• 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

2 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-12 Listed $125,000 NTREIS

Property tax history

+7.0%/yr

Latest (2025): $2,748 · +1.2% YoY. Source: county tax records.