1208 Southwood Dr · Woodway, TX 76712

$250,000

3 bd · 2.0 ba · 2,148 sqft · SingleFamily public records · 74 Days on market

Built 1970 8,973 sqft lot $116/sqft · 18% below area Est $304k · 18% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1208 Southwood Drive in the heart of Woodway where comfort, charm, and thoughtful updates come together in a truly inviting setting. This well-maintained 3-bedroom, 2-bath home offers 2,148 square feet of living space, along with a spacious and private office that could easily serve as a 4th bedroom to fit your needs. The primary suite features a beautifully designed custom closet, adding both function and style. You’ll appreciate the peace of mind that comes with major updates completed in 2015, including newer windows, roof, HVAC, and fresh interior and exterior paint—giving the home a modern feel while maintaining its timeless character. The kitchen is both practical and welcoming, highlighted by a large pantry with sliding wood doors and convenient motion-sensor lighting. Outside and you’ll find one of the home’s most special features—two expansive, beautifully crafted decks that create the perfect setting for entertaining or simply unwinding. The serene backyard is a true retreat, complete with a tranquil koi pond and multiple soothing spaces designed to help you relax and recharge. Nestled in a beautiful, established Woodway neighborhood, this home offers the perfect blend of comfort, flexibility, and outdoor enjoyment. Come experience the peaceful lifestyle this property has to offer—schedule your private showing today.

Key facts

• Koi pond
• Custom closet
• Expansive decks

Tags

• CUSTOM CLOSET
• LARGE PANTRY
• MOTION SENSOR LIGHTING
• EXPANSIVE DECKS
• KOI POND
• SERENE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.1% below list).
• Recommended offer: $212k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#521 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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.
• Zoned schools: Parkdale El (math 15% / reading 18%, grade F, #3,946 of 4,322 statewide, top 92%, 559 students, 92% FRL); Tennyson Middle (math 29% / reading 35%, grade F, #971 of 1,662 statewide, top 60%, 999 students, 86% FRL); Waco H S (math 26% / reading 24%, grade F, #1,250 of 1,632 statewide, top 77%, 2,011 students, 88% FRL).
• Market conditions: Rents flat; 308 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 74 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $212,234 (15.1% 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 74 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $304,059
• List price: $250,000
• Delta: -17.78%
• 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
7416 Brentwood Cir	0.43mi	3/2.0	2,115 (-2%)	9mo	$320,000	$151	70
1232 Wedgewood	0.08mi	3/2.0	1,886 (-12%)	10mo	$339,900	$180	68
7517 Brentwood Cir	0.34mi	4/2.0 (+1)	2,259 (+5%)	5mo	$374,900	$166	66
8225 Shadow Wood Dr	0.42mi	3/2.0	2,000 (-7%)	13mo	$335,000	$168	58
733 Bellaire Dr	0.41mi	3/2.0	2,323 (+8%)	13mo	$320,000	$138	57
7017 Shady Oaks Dr	0.66mi	3/2.0	1,972 (-8%)	4mo	$270,000	$137	52
1424 Valeska Dr	0.61mi	4/3.0 (+1)	2,044 (-5%)	6mo	$329,000	$161	49
7033 Edmond Ave	0.64mi	4/2.5 (+1)	2,296 (+7%)	4mo	$285,000	$124	48
1009 Rambler Dr	0.73mi	3/2.0	1,946 (-9%)	4mo	$249,000	$128	47
7116 Shady Oaks Dr	0.60mi	3/2.0	1,886 (-12%)	9mo	$255,000	$135	44
8309 Gatecrest Dr	0.64mi	3/3.0	1,834 (-15%)	2mo	$269,000	$147	40
1124 Woodland West Dr	0.59mi	4/3.0 (+1)	2,414 (+12%)	15mo	$482,000	$200	31

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-51,248
• Equity at exit: $37,276

10-year hold

• IRR: -22.1%
• Equity multiple: -0.01×
• Total profit: $-70,870
• Equity at exit: $21,615

Cash invested: $70,000 (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 76712

• Home prices YoY: -32.6%
• Rents YoY: 0.7%
• Active inventory: 308
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-94

Break-even live

Break-even rent $2,242

Max offer price $233,318

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-24	+0% $-94	+5% $-165	+10% $-236
Rent	-10% $-262	-5% $-178	+0% $-94	+5% $-11	+10% $73
Rate	-1.0pp $31	-0.5pp $-31	base $-94	+0.5pp $-159	+1.0pp $-225

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Wedgewood Dr Woodway, TX	4.0	2.0	2246	$2,195	$0.98	45d	1	0.04mi
701 Topeka Dr Woodway, TX	3.0	2.0	1781	$2,300	$1.29	15d	1	0.49mi
901 Rambler Dr Waco, TX	3.0	2.0	1629	$1,795	$1.10	23d	1	0.74mi
6807 Alford Dr Waco, TX	3.0	2.5	1800	$1,495	$0.83	45d	1	0.90mi
549 N 62nd St Waco, TX	4.0	2.0	1690	$1,995	$1.18	45d	1	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $250,000 Active 74 DOM
2. 2026-06-18
   price $250,000 Active 71 DOM
3. 2026-06-18
   days on market $315,000 Active 71 DOM
4. 2026-06-17
   days on market $315,000 Active 70 DOM
5. 2026-06-16
   days on market $315,000 Active 69 DOM
6. 2026-06-15
   days on market $315,000 Active 68 DOM
7. 2026-06-14
   days on market $315,000 Active 66 DOM
8. 2026-06-13
   days on market $315,000 Active 65 DOM
9. 2026-06-10
   days on market $315,000 Active 63 DOM
10. 2026-06-09
    days on market $315,000 Active 62 DOM
11. 2026-06-08
    days on market $315,000 Active 61 DOM
12. 2026-06-07
    days on market $315,000 Active 60 DOM
13. 2026-06-05
    days on market $315,000 Active 57 DOM
14. 2026-06-03
    days on market $315,000 Active 56 DOM
15. 2026-06-02
    days on market $315,000 Active 55 DOM
16. 2026-06-01
    days on market $315,000 Active 54 DOM
17. 2026-05-31
    days on market $315,000 Active 53 DOM
18. 2026-05-30
    days on market $315,000 Active 52 DOM
19. 2026-05-12
    price $315,000 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1208 Southwood Drive in the heart of Woodway where comfort, charm, and thoughtful updates come together in a truly inviting setting. This well-maintained 3-bedroom, 2-bath home offers 2,148 square feet of living space, along with a spacious and private office that could easily serve as a 4th bedroom to fit your needs. The primary suite features a beautifully designed custom closet, adding both function and style. You’ll appreciate the peace of mind that comes with major updates completed in 2015, including newer windows, roof, HVAC, and fresh interior and exterior paint—giving the home a modern feel while maintaining its timeless character. The kitchen is both practical and welcoming, highlighted by a large pantry with sliding wood doors and convenient motion-sensor lighting. Outside and you’ll find one of the home’s most special features—two expansive, beautifully crafted decks that create the perfect setting for entertaining or simply unwinding. The serene backyard is a true retreat, complete with a tranquil koi pond and multiple soothing spaces designed to help you relax and recharge. Nestled in a beautiful, established Woodway neighborhood, this home offers the perfect blend of comfort, flexibility, and outdoor enjoyment. Come experience the peaceful lifestyle this property has to offer—schedule your private showing today.

20. 2026-04-08
    listed $334,900 Active 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1208 Southwood Drive in the heart of Woodway where comfort, charm, and thoughtful updates come together in a truly inviting setting. This well-maintained 3-bedroom, 2-bath home offers 2,148 square feet of living space, along with a spacious and private office that could easily serve as a 4th bedroom to fit your needs. The primary suite features a beautifully designed custom closet, adding both function and style. You’ll appreciate the peace of mind that comes with major updates completed in 2015, including newer windows, roof, HVAC, and fresh interior and exterior paint—giving the home a modern feel while maintaining its timeless character. The kitchen is both practical and welcoming, highlighted by a large pantry with sliding wood doors and convenient motion-sensor lighting. Outside and you’ll find one of the home’s most special features—two expansive, beautifully crafted decks that create the perfect setting for entertaining or simply unwinding. The serene backyard is a true retreat, complete with a tranquil koi pond and multiple soothing spaces designed to help you relax and recharge. Nestled in a beautiful, established Woodway neighborhood, this home offers the perfect blend of comfort, flexibility, and outdoor enjoyment. Come experience the peaceful lifestyle this property has to offer—schedule your private showing today.

21. 2016-04-01
    soldstatus
22. 2010-10-04
    soldstatus
23. 2010-01-19
    soldstatus
24. 2009-08-03
    soldstatus
25. 1992-02-28
    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: $4,271 · $356/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$304/yr (+$25/mo · 7.1%)

ⓘ 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 ≥108°F today · 24 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: $25,468
• − Mortgage interest: −$14,004
• − Property taxes: −$4,271
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$7,273
• Taxable loss: −$5,404
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $164/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 — Woodway

• Score: 67/100
• State rank: #521
• US rank: #10234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodway, TX
• County: McLennan County · 213,088 people
• City population: 29,118
• Metro: Waco, TX
• Population (ZIP): 29,118
• Household income: $97,903
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 847.0

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 12% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -96.17%
• Current HPI: 198.9025
• Rent YoY: ▲ 0.71%
• 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

-5.9% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $315,000 NTREIS
• 2026-04-08 Listed $334,900 NTREIS
• 2016-04-01 Sold (Public Records) — Public Records
• 2010-10-04 Sold (Public Records) — Public Records
• 2010-01-19 Sold (Public Records) — Public Records
• 2009-08-03 Sold (Public Records) — Public Records
• 1992-02-28 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,271 · -6.2% YoY. Source: county tax records.