2936 Savannah Ct · Waco, TX 76710

$179,900

3 bd · 2.0 ba · 1,415 sqft · Townhouse public records · 35 Days on market

Built 1973 3,999 sqft lot $127/sqft · 6% above area Est $170k · 6% over $120/mo HOA · 7% of rent ↓ 5% 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).

• Cash flow +12.9/30.0
• 1% rule +5.1/10.0
• ARV discount +4.9/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

TOWNHOME IN GREAT AREA. ONE STORY. ISOLATED MASTER BEDROOM, HUGE FAMILY ROOM. UNIT HAS NEW CARPET BUT STILL NEEDS SOME WORK. PRICED TO COMPENSATE FOR THE WORK NEEDED. HOA IS $120 MONTH 2 CAR GARAGE, COVERED PATIO,

Key facts

• $120 HOA
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Located in subdivision: savannah square; Interior lot with condo/townhome lot designation; Waterbody nearby: Waco (dock not permitted)
• Financial info: Accepts Cash, Conventional, FHA, VA; contact agent for terms
• HOA & community: Mandatory association; Association fee $120 monthly; Association covers front and back yard maintenance and grounds maintenance; Community features include clubhouse, community pool, curbs, and sidewalks; HOA managed by Paramount Realty

Exterior

• Parking: Attached 2-car garage with garage door opener; garage faces front; 2 covered parking spaces; Driveway and concrete parking
• Security: Security features: Unknown
• Utilities: City water; City sewer; Cable available; Sidewalks
• Home design: Townhouse (attached); One story; Planned development community; Year built 1973
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Courtyard; Covered porch(es); Covered rear patio/porch; Interior lot; Back yard fencing; In-ground pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath and separate shower (17 x 12); Bedroom on main level with built-in cabinets (12 x 19)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Pantry; Vaulted ceilings; One living area; One dining area; Living room (23 x 15)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (1.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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-.
• 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: Mountainview El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 402 students, 78% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 186 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $174,503 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 8.3

CMA / ARV

• ARV (median comp): $170,160
• List price: $179,900
• Delta: 5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5226 Lake Shore Dr	0.09mi	2/2.0 (-1)	1,325 (-6%)	0mo	$159,000	$120	80
5204 Lake Shore Dr	0.13mi	2/2.0 (-1)	1,325 (-6%)	1mo	$150,000	$113	77
5030 Lake Shore Dr	0.08mi	2/2.0 (-1)	1,453 (+3%)	12mo	$187,000	$129	77
5210 Lake Shore Dr	0.13mi	2/2.0 (-1)	1,325 (-6%)	8mo	$110,000	$83	72
5004 Lakeshore Dr	0.10mi	2/2.0 (-1)	1,325 (-6%)	10mo	$170,000	$128	71
5208 Lake Shore Dr	0.13mi	2/2.0 (-1)	1,325 (-6%)	22mo	$180,000	$136	60
4924 Cobbs Dr Unit 5C	0.74mi	2/3.0 (-1)	1,538 (+9%)	8mo	$259,900	$169	35

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-30,810
• Equity at exit: $26,824

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-31,508
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$943
• Tax from tax record: −$309 /mo · $3,702/yr
• Insurance: −$75
• HOA: −$120
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-12

Break-even live

Break-even rent $1,832

Max offer price $177,851

Occupancy floor 96%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2324 N 50th St Waco, TX	3.0	2.0	1875	$3,300	$1.76	43d	1	0.49mi
2137 Lenamon St Waco, TX	3.0	2.0	1835	$2,350	$1.28	13d	1	0.76mi
5813 Fairview Dr Waco, TX	3.0	2.0	1319	$1,400	$1.06	43d	1	0.82mi
4502 Lake Shore Dr Waco, TX	1.0–2.0	1.0–2.0	820	$2,595	$3.16	13d	10	0.95mi
5025 Loch Lomond Dr Waco, TX	3.0	2.0	1611	$1,850	$1.15	21d	1	0.95mi
2217 N 41st St Waco, TX	2.0	1.0	900	$1,295	$1.44	13d	1	1.04mi
2213 N 41st St Waco, TX	3.0	1.5	1299	$1,550	$1.19	13d	1	1.04mi
4372 Lake Shore Dr Waco, TX	1.0–3.0	1.0–2.0	1027	$1,480	$1.44	13d	1	1.06mi
3825 Kimberly Dr Waco, TX	2.0	2.0	1233	$1,250	$1.01	21d	1	1.23mi
2332 Melissa Dr Waco, TX	2.0	1.0	990	$1,395	$1.41	13d	1	1.24mi
3821 Lasker Ave Waco, TX	3.0	2.0	1209	$1,850	$1.53	21d	1	1.41mi
3625 Maple Ave Waco, TX	2.0	1.0	950	$1,275	$1.34	43d	1	1.45mi
3532 Windsor Ave Waco, TX	3.0	2.0	1100	$1,475	$1.34	13d	1	1.47mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 35 DOM
2. 2026-06-17
   days on market $179,900 Active 34 DOM
3. 2026-06-16
   days on market $179,900 Active 33 DOM
4. 2026-06-15
   days on market $179,900 Active 32 DOM
5. 2026-06-14
   days on market $179,900 Active 30 DOM
6. 2026-06-13
   pricedays on market $179,900 Active 29 DOM
7. 2026-06-10
   days on market $187,500 Active 27 DOM
8. 2026-06-09
   days on market $187,500 Active 26 DOM
9. 2026-06-08
   days on market $187,500 Active 25 DOM
10. 2026-06-07
    days on market $187,500 Active 24 DOM
11. 2026-06-05
    pricedays on market $187,500 Active 21 DOM
12. 2026-06-03
    days on market $189,900 Active 20 DOM
13. 2026-06-02
    days on market $189,900 Active 19 DOM
14. 2026-06-01
    days on market $189,900 Active 18 DOM
15. 2026-05-31
    days on market $189,900 Active 17 DOM
16. 2026-05-30
    days on market $189,900 Active 16 DOM
17. 2026-05-12
    listed $189,900 Active 214-char remark
18. 2014-10-20
    soldstatus
19. 2002-06-20
    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: $3,702 · $309/mo
• Projected year-2 tax: $3,702 · $309/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $21,802
• − Mortgage interest: −$10,077
• − Property taxes: −$3,702
• − Insurance: −$900
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$1,440
• − Depreciation: −$5,233
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $590/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): 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

-5.3% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $179,900 NTREIS
• 2026-06-05 Price Changed $187,500 NTREIS
• 2026-05-12 Listed $189,900 NTREIS
• 2014-10-20 Sold (Public Records) — Public Records
• 2002-06-20 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,702 · -18.2% YoY. Source: county tax records.