3516 Beutel Rd · Waco, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 70.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +14.7/15.0
- Cash flow +7.5/30.0
- Schools +6.2/10.0
- Condition / age +4.0/5.0
- Livability +3.7/5.0
- 1% rule +3.0/10.0
- Rent growth +2.5/5.0
- DSCR +1.6/10.0
- Appreciation +0.0/10.0
$319,400
3516 Beutel Rd · Waco, TX 76655
4 bd · 3.0 ba · 1,826 sqft · SingleFamily
public records
· 159 Days on market
Built 2023
0.26 ac lot
Garage
$175/sqft
· 15% below area
Est $380k · 16% under
$38/mo HOA · 1% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This charming four bedroom, three bath home is known for its intelligent use of space and now features an even more open living area. The large kitchen granite-topped island opens up to your living room to provide a cozy flow throughout the home. Your dining area features the most charming window you'll ever see. Featuring large walk-in closets, luxury flooring, and volume ceilings - this beauty certainly delivers when it comes to affordable luxury. Additional options include: Additional cabinetry in secondary bathroom, additional LED recessed lighting, and pendant lighting.
Key facts
- Modern finishes
- Outdoor space
- Functional layout
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.0-bath single-family listed at $319k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $248k (22.3% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (19.6% below list).
- Recommended offer: $248k (22.3% below list) — sets the bar for cash-flow.
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: Park Hill El (611 students, 43% FRL); Midway Middle (math 58% / reading 58%, grade B, #197 of 1,662 statewide, top 12%, 1,075 students, 47% FRL); Midway H S (math 66% / reading 67%, grade B, #186 of 1,632 statewide, top 11%, 2,648 students, 32% FRL).
- Market conditions: 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
- This rent runs 31% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $10k 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 159 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 3y ago 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, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$248,043
(22.3% below list)
Questions for the listing agent
- 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?
- It's been on market 159 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.80% ✗
- Cap rate
- 4.78%
- Cash-on-cash
- -5.42%
- DSCR
- 0.76
- GRM
- 10.4
CMA / ARV
- ARV (median comp)
- $380,062
- List price
- $319,400
- Delta
- -15.96%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 825 Day Star Dr | 2.23mi | 3/2.0 (-1) | 1,857 (+2%) | 10mo | $374,500 | $202 | 45 |
| 925 Northern Dancer Dr | 2.21mi | 3/2.0 (-1) | 1,892 (+4%) | 11mo | $448,900 | $237 | 41 |
| 1321 Speck Ln | 2.23mi | 4/3.0 | 2,280 (+25%) | 2mo | $499,990 | $219 | 38 |
| 162 Warren Rd | 1.95mi | 3/2.0 (-1) | 1,625 (-11%) | 2mo | $329,900 | $203 | 36 |
| 841 Day Star Dr | 2.22mi | 3/2.0 (-1) | 2,025 (+11%) | 2mo | $474,000 | $234 | 36 |
| 1316 Promised Land Rd | 2.23mi | 4/3.0 | 2,305 (+26%) | 6mo | $509,900 | $221 | 35 |
| 2304 Paddington Way | 0.90mi | 4/3.0 | 2,290 (+25%) | 7mo | $585,000 | $255 | 34 |
| 1109 Dillinger Rd | 2.13mi | 4/2.0 | 2,128 (+16%) | 4mo | $444,752 | $209 | 33 |
| 900 Day Star Dr | 2.21mi | 4/2.5 | 2,085 (+14%) | 8mo | $462,900 | $222 | 33 |
| 1312 Promised Land | 2.22mi | 4/2.5 | 2,138 (+17%) | 11mo | $446,006 | $209 | 29 |
| 550 Jon St | 2.19mi | 3/2.0 (-1) | 2,049 (+12%) | 13mo | $342,900 | $167 | 25 |
| 2977 Old Lorena Rd | 1.93mi | 3/1.0 (-1) | 1,317 (-28%) | 10mo | $292,500 | $222 | 19 |
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
- -25.5%
- Equity multiple
- 0.14×
- Total profit
- $-77,306
- Equity at exit
- $47,624
10-year hold
- IRR
- -21.5%
- Equity multiple
- -0.12×
- Total profit
- $-99,725
- Equity at exit
- $27,616
Cash invested: $89,432 (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.
Active competition Active MLS
- For sale now
- 113 active · 71 under contract
- Median asking
- $318,990 ($185/sqft)
- Median days on market
- 82 d
- This list price
- 51% of active listings are priced below it
- ARV vs active asking
- +12.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 76655
- Home prices YoY
- -31.3%
- Active inventory
- 449
- Price-to-rent
- 10.4×
Monthly cashflow live
↻
- Estimated rent
- $2,568 high interval (Pro) →
- Mortgage (P&I)
- −$1,675
- Tax from tax record
- −$586 /mo · $7,035/yr
- Insurance
- −$133
- HOA
- −$38
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$539
- Net cashflow
- $-404
Break-even live
Break-even rent
$3,079
Max offer price
$248,043
Occupancy floor
—
Sensitivity live
| Price | -10% $-223 | -5% $-314 | +0% $-404 | +5% $-494 | +10% $-585 |
|---|---|---|---|---|---|
| Rent | -10% $-607 | -5% $-505 | +0% $-404 | +5% $-303 | +10% $-201 |
| Rate | -1.0pp $-243 | -0.5pp $-323 | base $-404 | +0.5pp $-487 | +1.0pp $-571 |
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
- $79,850
- Closing costs
- $9,582
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 11224 Solar St Lorena, TX | 4.0 | 2.5 | 2038 | $2,250 | $1.10 | 43d | 1 | 0.12mi |
| 3217 Jackal Dr Lorena, TX | 4.0 | 2.0 | 1840 | $2,400 | $1.30 | 162d | 1 | 0.14mi |
| 3300 Dottavio Rd Lorena, TX | 4.0 | 2.0 | 1593 | $2,400 | $1.51 | 10d | 1 | 0.22mi |
| 11500 Ceres St Lorena, TX | 3.0 | 2.0 | 1510 | $2,300 | $1.52 | 10d | 1 | 0.24mi |
| 3116 Keathley Dr Lorena, TX | 3.0 | 2.0 | 1764 | $2,200 | $1.25 | 43d | 1 | 0.24mi |
| 11520 Orbital St Lorena, TX | 4.0 | 2.0 | 1593 | $2,400 | $1.51 | 1d | 1 | 0.26mi |
| 11508 Ullrich Ct Lorena, TX | 3.0 | 3.0 | 1654 | $2,250 | $1.36 | 10d | 1 | 0.26mi |
| 11516 Ceres St Lorena, TX | 4.0 | 3.0 | 2036 | $2,700 | $1.33 | 10d | 1 | 0.28mi |
| 11509 Solar St Lorena, TX | 4.0 | 3.0 | 2036 | $2,700 | $1.33 | 10d | 1 | 0.29mi |
| 11308 Celestial Ct Lorena, TX | 4.0 | 3.0 | 2053 | $2,795 | $1.36 | 43d | 1 | 0.29mi |
| 3020 Skinner Dr Lorena, TX | 4.0 | 2.0 | 1898 | $2,350 | $1.24 | 43d | 1 | 0.34mi |
| 3216 Zabel Dr Lorena, TX | 4.0 | 2.0 | 1603 | $2,400 | $1.50 | 36d | 1 | 0.36mi |
| 3216 Zabel Dr Lorena, TX | 4.0 | 2.0 | 1603 | $2,400 | $1.50 | 10d | 1 | 0.36mi |
| 11436 Themis Ct Lorena, TX | 4.0 | 2.0 | 1788 | $2,350 | $1.31 | 0d | 1 | 0.42mi |
| 3000 Risinger Rd Lorena, TX | 4.0 | 2.0 | 1840 | $2,300 | $1.25 | 20d | 1 | 0.43mi |
| 3000 Risinger Rd Lorena, TX | 4.0 | 2.0 | 1937 | $2,300 | $1.19 | 0d | 1 | 0.43mi |
| 3000 Risinger Rd Lorena, TX | 4.0 | 2.0 | 1840 | $2,300 | $1.25 | 13d | 1 | 0.43mi |
| 3225 Marston Rd Lorena, TX | 4.0 | 2.0 | 1850 | $2,800 | $1.51 | 184d | 1 | 0.45mi |
| 3128 Brosnan Rd Lorena, TX | 3.0 | 2.0 | 1717 | $2,350 | $1.37 | 184d | 1 | 0.52mi |
| 2813 Gilchrist Dr Lorena, TX | 3.0 | 2.0 | 1529 | $2,200 | $1.44 | 184d | 1 | 0.53mi |
| 2812 Samson Dr Lorena, TX | 4.0 | 2.0 | 1569 | $2,249 | $1.43 | 12d | 1 | 0.53mi |
| 2812 Samson Dr Lorena, TX | 4.0 | 2.0 | 1569 | $2,149 | $1.37 | 0d | 1 | 0.53mi |
| 2809 Keathley Dr Lorena, TX | 3.0 | 2.0 | 1565 | $2,100 | $1.34 | 184d | 1 | 0.55mi |
| 3117 Sherco Rd Lorena, TX | 3.0 | 2.0 | 1469 | $2,000 | $1.36 | 184d | 1 | 0.61mi |
| 2701 Skinner Dr Lorena, TX | 3.0 | 2.0 | 1573 | $2,400 | $1.53 | 184d | 1 | 0.65mi |
| 3012 Teasdale Rd Lorena, TX | 4.0 | 2.0 | 1873 | $2,500 | $1.33 | 5d | 1 | 0.76mi |
| 3012 Teasdale Rd Lorena, TX | 4.0 | 2.0 | 1873 | $2,500 | $1.33 | 0d | 1 | 0.76mi |
| 614 Hilltop Hewitt, TX | 3.0 | 2.0 | 1575 | $2,195 | $1.39 | 10d | 1 | 0.78mi |
| 618 Hilltop Hewitt, TX | 3.0 | 2.0 | 1575 | $2,195 | $1.39 | 34d | 1 | 0.79mi |
| 10305 Buffalo Rdg Waco, TX | 3.0 | 2.0 | 1882 | $1,795 | $0.95 | 27d | 1 | 0.82mi |
| 10305 Buffalo Rdg Waco, TX | 3.0 | 2.0 | 1882 | $1,795 | $0.95 | 10d | 1 | 0.82mi |
| 10312 Sierra West Dr Waco, TX | 3.0 | 2.0 | 1560 | $2,300 | $1.47 | 162d | 1 | 0.83mi |
| 12516 Tarres Ct Lorena, TX | 3.0 | 2.0 | 1415 | $2,200 | $1.55 | 0d | 1 | 0.83mi |
| 12516 Tarres Ct Lorena, TX | 3.0 | 2.0 | 1505 | $2,300 | $1.53 | 31d | 1 | 0.83mi |
| 626 Park Ln Hewitt, TX | 3.0 | 2.0 | 1411 | $1,795 | $1.27 | 10d | 1 | 0.94mi |
| 10357 Fallen Leaf Dr Waco, TX | 4.0 | 2.0 | 2098 | $3,300 | $1.57 | 29d | 1 | 0.94mi |
| 1008 Parkview Cir Hewitt, TX | 3.0 | 2.0 | 1371 | $1,695 | $1.24 | 10d | 1 | 0.98mi |
| 1000 Park Vw Hewitt, TX | 3.0 | 2.0 | 1371 | $1,625 | $1.19 | 8d | 1 | 0.99mi |
| 948 Park Vw Unit 950 Hewitt, TX | 3.0 | 2.0 | 1371 | $1,595 | $1.16 | 29d | 1 | 1.10mi |
| 721 Cheyenne Trl Hewitt, TX | 3.0 | 2.0 | 1413 | $1,800 | $1.27 | 43d | 1 | 1.12mi |
Property features AI
Finance
- Other
- Lot less than 0.5 acre (approx. 0.255 acres)Subdivision: Park Mdws South Ph I
- HOA & community
- Mandatory HOA with annual fee (management fees included)HOA managed by Berkshire Hathaway
Exterior
- Parking
- Attached garage with 2 spacesConcrete parking
- Utilities
- City waterCity sewerNot in a municipal utility district
- Home design
- Single family residence (residential)One storyProperty is attached
- Construction
- Built in 2023Brick and siding exteriorComposition/shingle roofSlab foundation
- Exterior features
- Wood fencingCovered patio
Interior
- Kitchen
- DishwasherElectric rangeMicrowave
- Bedrooms
- Primary bedroom on level 1 (approx. 13 x 16)Total of 4 bedrooms
- Flooring
- Vinyl flooring
- Bathrooms
- 3 full bathrooms
- Heating & cooling
- Central heating (electric)Central air (electric)
- Interior features
- Double vanityGranite countersKitchen islandPantryOne living areaOne dining areaTwo total rooms listed
- Laundry & utility
- Full-size washer/dryer areaElectric dryer hookupUtility room
Listing history 50 events
-
2026-11-08days on market $319,400 Active 159 DOM
-
2026-11-07days on market $319,400 Active 158 DOM
-
2026-11-06days on market $319,400 Active 157 DOM
-
2026-11-05days on market $319,400 Active 156 DOM
-
2026-11-04days on market $319,400 Active 155 DOM
-
2026-11-02days on market $319,400 Active 153 DOM
-
2026-11-01days on market $319,400 Active 152 DOM
-
2026-10-31days on market $319,400 Active 151 DOM
-
2026-10-31days on market $319,400 Active 150 DOM
-
2026-10-29days on market $319,400 Active 149 DOM
-
2026-10-28days on market $319,400 Active 148 DOM
-
2026-10-27days on market $319,400 Active 147 DOM
-
2026-10-26days on market $319,400 Active 146 DOM
-
2026-10-25days on market $319,400 Active 145 DOM
-
2026-10-24days on market $319,400 Active 144 DOM
-
2026-10-23days on market $319,400 Active 143 DOM
-
2026-10-22days on market $319,400 Active 142 DOM
-
2026-10-21days on market $319,400 Active 141 DOM
-
2026-10-20days on market $319,400 Active 140 DOM
-
2026-10-19days on market $319,400 Active 139 DOM
-
2026-10-18days on market $319,400 Active 138 DOM
-
2026-10-17days on market $319,400 Active 137 DOM
-
2026-10-16days on market $319,400 Active 136 DOM
-
2026-10-15days on market $319,400 Active 135 DOM
-
2026-10-14days on market $319,400 Active 134 DOM
-
2026-10-13days on market $319,400 Active 133 DOM
-
2026-10-12days on market $319,400 Active 132 DOM
-
2026-10-11days on market $319,400 Active 131 DOM
-
2026-10-10days on market $319,400 Active 130 DOM
-
2026-10-09days on market $319,400 Active 129 DOM
-
2026-10-08days on market $319,400 Active 128 DOM
-
2026-10-07days on market $319,400 Active 127 DOM
-
2026-10-06days on market $319,400 Active 126 DOM
-
2026-10-05days on market $319,400 Active 125 DOM
-
2026-10-04days on market $319,400 Active 124 DOM
-
2026-10-03days on market $319,400 Active 123 DOM
-
2026-10-02pricedays on market $319,400 Active 122 DOM
-
2026-10-01days on market $319,900 Active 121 DOM
-
2026-09-30days on market $319,900 Active 120 DOM
-
2026-09-29days on market $319,900 Active 119 DOM
-
2026-09-28days on market $319,900 Active 118 DOM
-
2026-09-27days on market $319,900 Active 117 DOM
-
2026-09-26days on market $319,900 Active 116 DOM
-
2026-09-25days on market $319,900 Active 115 DOM
-
2026-09-24days on market $319,900 Active 114 DOM
-
2026-09-23days on market $319,900 Active 113 DOM
-
2026-09-20days on market $319,900 Active 110 DOM
-
2026-09-19days on market $319,900 Active 108 DOM
-
2026-09-17days on market $319,900 Active 107 DOM
-
2026-09-17days on market $319,900 Active 106 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
- $7,035 · $586/mo
- Projected year-2 tax
- $7,035 · $586/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 5/10 Major
- Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
- Wind 6/10 Major 70% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $30,811
- − Mortgage interest
- −$17,891
- − Property taxes
- −$7,035
- − Insurance
- −$1,597
- − Repairs & maintenance
- −$2,465
- − Management
- −$2,465
- − HOA
- −$456
- − Depreciation
- −$9,292
- Taxable loss
- −$10,390
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,494
- After-tax cash flow
- $-2,354/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $9,130–$27,390 screening
This move-in ready home offers a good condition with a good condition score of 80. It has a good kitchen, good bathrooms, good exterior, good flooring, good interior walls/paint, good roof, good windows, good foundation/structure, good HVAC/mechanicals, and good landscaping/curb appeal. The home is in good condition and ready for a new owner.
Value-add opportunities
- Both paint exterior trim — enhances curb appeal and value ↑
- Both replace blinds with energy-efficient windows — improves energy efficiency and aesthetics ↑
- Both install smart home devices — increases home's marketability and convenience ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 62/100
Zoned Schools
Elementary
Park Hill El
Middle
Midway Middle
B
TX #197/1,662
Nat'l #2,084/14,009
High
Midway H S
B
TX #186/1,632
Nat'l #2,657/17,239
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
B
Composite livability gradescore 74/100
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 · 264,191 people
- City population
- 125,319
- Metro
- Waco, TX
- Population (ZIP)
- 10,603
- Household income
- $99,917
- Rent vs Own
- Severe rent burden
- 3% of renters
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 (76%)
- Race & ethnicity
- White 76% Hispanic / Latino 17% Two or more races 12% Black 3%
- Hispanic origin (detail)
- Mexican 14%
- Languages at home
- 93% English-only · Spanish 5% Arabic 2%
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
- ▼ -105.10%
- Current HPI
- 230.4333
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+0.0% since first listed3 events — show timeline
- 2026-06-02 Listed $335,000 NTREIS
- 2023-12-19 Sold (MLS) — NTREIS
- 2023-08-30 Listed $334,900 NTREIS
Property tax history
+127.3%/yrLatest (2025): $7,035 · -3.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…