1001 Calhoun Ave · Waco, TX 76704

$90,000

1 bd · 1.0 ba · 696 sqft · SingleFamily public records · 432 Days on market

Built 1960 7,000 sqft lot $129/sqft · 27% above area Est $71k · 27% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful home walking distance from McLane Stadium and downtown Waco! Perfect starter house or student housing! Huge historic pecan tree on the property and a large backyard! This one wont last long! Book your showing today! Owner Financing Available!

Key facts

• Historic pecan tree
• Large backyard
• 7,000 sq ft lot

Tags

• LARGE BACKYARD
• HISTORIC PECAN TREE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools D, crime D, commute 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: 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 44% of the median local income ($30k/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 $622 of loan paydown is wiped out by about $3k 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 432 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 61% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.22% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $70,876
• List price: $90,000
• Delta: 26.98%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 E Mitchell St	0.34mi	2/1.0 (+1)	704 (+1%)	15mo	$79,900	$113	65

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-987
• Equity at exit: $13,419

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $16,753
• Equity at exit: $7,782

Cash invested: $25,200 (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 76704

• Home prices YoY: -2.7%
• Active inventory: 86
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$472
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $213

Break-even live

Break-even rent $831

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 E Pecan Ave Waco, TX	2.0	1.0	672	$1,300	$1.93	13d	1	0.40mi
1600 S Martin Luther King Jr Blvd Waco, TX	1.0–3.0	1.0–2.0	776	$948	$1.22	13d	1	0.57mi
700 S 4th St Waco, TX	1.0–3.0	1.0–2.0	889	$1,175	$1.32	13d	12	0.97mi
215 Washington Ave Waco, TX	1.0–4.0	1.0–4.0	919	$499	$0.54	20d	1	1.13mi
601 Franklin Ave Apt 6B Waco, TX	1.0	1.0	625	$1,550	$2.48	13d	1	1.21mi
709 S 6th St Waco, TX	1.0	1.0	655	$925	$1.41	20d	1	1.23mi
66 Daughtrey Ave Waco, TX	1.0–2.0	1.0–2.0	825	$919	$1.11	13d	1	1.23mi
715 Cleveland Ave Waco, TX	1.0–3.0	1.0–3.0	845	$1,143	$1.35	13d	23	1.31mi
700 Franklin Ave Waco, TX	1.0	1.0	702	$1,200	$1.71	20d	1	1.33mi
1225 Selman St Waco, TX	2.0	1.0	624	$895	$1.43	20d	1	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $90,000 Active 432 DOM
2. 2026-06-17
   days on market $90,000 Active 431 DOM
3. 2026-06-16
   days on market $90,000 Active 430 DOM
4. 2026-06-15
   days on market $90,000 Active 429 DOM
5. 2026-06-14
   days on market $90,000 Active 427 DOM
6. 2026-06-13
   days on market $90,000 Active 426 DOM
7. 2026-06-10
   days on market $90,000 Active 424 DOM
8. 2026-06-09
   days on market $90,000 Active 423 DOM
9. 2026-06-08
   days on market $90,000 Active 422 DOM
10. 2026-06-07
    days on market $90,000 Active 421 DOM
11. 2026-06-05
    days on market $90,000 Active 418 DOM
12. 2026-06-03
    days on market $90,000 Active 417 DOM
13. 2026-06-02
    days on market $90,000 Active 416 DOM
14. 2026-06-01
    days on market $90,000 Active 415 DOM
15. 2026-05-31
    days on market $90,000 Active 414 DOM
16. 2026-05-30
    days on market $90,000 Active 413 DOM
17. 2025-12-22
    price $90,000 252-char remark

    Show marketing remark (252 chars)

    Beautiful home walking distance from McLane Stadium and downtown Waco! Perfect starter house or student housing! Huge historic pecan tree on the property and a large backyard! This one wont last long! Book your showing today! Owner Financing Available!

18. 2025-05-23
    price $99,995 252-char remark

    Show marketing remark (252 chars)

    Beautiful home walking distance from McLane Stadium and downtown Waco! Perfect starter house or student housing! Huge historic pecan tree on the property and a large backyard! This one wont last long! Book your showing today! Owner Financing Available!

19. 2025-02-10
    listed $125,000 Active 252-char remark

    Show marketing remark (252 chars)

    Beautiful home walking distance from McLane Stadium and downtown Waco! Perfect starter house or student housing! Huge historic pecan tree on the property and a large backyard! This one wont last long! Book your showing today! Owner Financing Available!

20. 2025-02-06
    historical
21. 2024-08-20
    soldstatus
22. 2024-08-06
    listed $125,000
23. 2024-07-31
    historical
24. 2024-01-29
    listed $125,000 Active
25. 2022-07-21
    historical
26. 2022-05-30
    listed $89,000
27. 2022-04-27
    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: $1,765 · $147/mo
• Projected year-2 tax: $1,765 · $147/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $13,207
• − Mortgage interest: −$5,041
• − Property taxes: −$1,765
• − Insurance: −$450
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,618
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,262/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): 7,018
• Household income: $30,349
• Rent vs Own: 68.4% rent · 31.6% own
• Severe rent burden: 603.0

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 Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 19% Two or more races 11% White 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -5.09%
• Current HPI: 181.8051
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+1.1% since first listed

11 events — show timeline

• 2025-12-22 Price Changed $90,000 NTREIS
• 2025-05-23 Price Changed $99,995 NTREIS
• 2025-02-10 Listed $125,000 NTREIS
• 2025-02-06 Listing Removed — NTREIS
• 2024-08-20 Sold (Public Records) — Public Records
• 2024-08-06 Listed $125,000 NTREIS
• 2024-07-31 Listing Removed — NTREIS
• 2024-01-29 Listed $125,000 NTREIS
• 2022-07-21 Listing Removed — NTREIS
• 2022-05-30 Listed $89,000 NTREIS
• 2022-04-27 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,765 · -2.3% YoY. Source: county tax records.