3515 Memorial Dr · Beverly Hills, TX 76711

$129,999

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 51 Days on market

Built 1937 8,625 sqft lot $114/sqft · 23% below area Est $168k · 23% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

2 bedroom 1 bathroom home in 76711! Call to schedule a showing, this could be your next investment property!

Key facts

• 8,625 sq ft lot
• Built 1937
• Listed 51 days

Property features AI

Finance

• Other: Property is not attached; Will not subdivide
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1937
• Exterior features: Lot under 0.5 acre (approximately 0.198 acres); Subdivision: Acree Acres

Interior

• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bathroom
• Interior features: Four total rooms; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#871 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: Alta Vista El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 545 students, 89% FRL, charter); Cesar Chavez Middle (math 16% / reading 24%, grade F, #1,428 of 1,662 statewide, top 87%, 840 students, 94% FRL); University H S (math 39% / reading 31%, grade F, #954 of 1,632 statewide, top 59%, 1,678 students, 89% FRL).
• Market conditions: Rents rising (+2.6%/yr); 43 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.6% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 2.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (median comp): $167,770
• List price: $129,999
• Delta: -22.51%
• 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
3504 Memorial Dr	0.04mi	3/1.0	1,104 (-3%)	8mo	$65,000	$59	87
3901 Hiland Dr	0.33mi	3/2.0	1,115 (-2%)	2mo	$165,000	$148	76
4009 James Ave	0.59mi	3/1.0	1,056 (-7%)	2mo	$149,900	$142	60
1413 Shelburne St	0.48mi	3/2.0	1,216 (+7%)	4mo	$199,900	$164	58
3917 Charlton Ave	0.44mi	3/2.0	1,230 (+8%)	5mo	$237,000	$193	58
3808 James Ave	0.48mi	3/1.0	1,008 (-11%)	2mo	$199,900	$198	57
2804 Connor Ave	0.59mi	3/2.0	1,201 (+6%)	2mo	$219,000	$182	57
3504 Daughtrey Ave	0.67mi	3/1.0	1,093 (-4%)	7mo	$215,000	$197	57
1716 Nelva St	0.57mi	3/1.0	1,057 (-7%)	8mo	$160,000	$151	55
4013 James Ave	0.60mi	3/2.0	1,055 (-7%)	5mo	$120,000	$114	52
2706 Baylor Ave	0.72mi	2/1.0 (-1)	1,196 (+5%)	2mo	$75,000	$63	51
3317 Bagby Ave	0.52mi	2/1.0 (-1)	966 (-15%)	8mo	$39,900	$41	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.57% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.77×
• Total profit: $27,861
• Equity at exit: $62,638

10-year hold

• IRR: 14.4%
• Equity multiple: 3.24×
• Total profit: $81,552
• Equity at exit: $99,921

Cash invested: $36,400 (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 76711

• Home prices YoY: 1.4%
• Rents YoY: 2.6%
• Active inventory: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$682
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $137

Break-even live

Break-even rent $1,216

Max offer price $129,999

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $174	+0% $137	+5% $100	+10% $64
Rent	-10% $27	-5% $82	+0% $137	+5% $192	+10% $247
Rate	-1.0pp $203	-0.5pp $170	base $137	+0.5pp $103	+1.0pp $69

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Valley Mills Dr Waco, TX	1.0–2.0	1.0–1.5	850	$995	$1.17	15d	2	0.19mi
3812 Hiland Dr Waco, TX	3.0	1.0	1124	$995	$0.89	15d	1	0.26mi
3717 Charlton Ave Waco, TX	2.0	1.0	870	$1,195	$1.37	45d	1	0.35mi
4000 Acree St Waco, TX	3.0	1.5	984	$1,295	$1.32	22d	1	0.45mi
4009 James Ave Waco, TX	3.0	1.0	1056	$1,495	$1.42	22d	1	0.61mi
2601 Flint Ave Waco, TX	3.0	2.0	1356	$1,720	$1.27	45d	1	0.76mi
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	45d	1	0.83mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	15d	1	0.85mi
700 S 24th St Unit 1 Waco, TX	2.0	1.0	812	$1,200	$1.48	22d	1	0.96mi
2021 Gurley Ave Waco, TX	3.0	2.0	1320	$1,500	$1.14	22d	1	1.15mi
828 Horseshoe Dr Waco, TX	3.0	2.0	1219	$1,750	$1.44	22d	1	1.18mi
2300 Washington Ave Waco, TX	3.0	1.0	1232	$1,650	$1.34	15d	1	1.23mi
1901 Dutton Ave Waco, TX	2.0	1.0	864	$1,400	$1.62	15d	1	1.26mi
1914 Ross Ave Waco, TX	3.0	1.0	1316	$1,495	$1.14	22d	1	1.28mi
2601 Fort Ave Unit 4 Waco, TX	2.0	1.0	1000	$990	$0.99	45d	1	1.30mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$2,094	$2.12	15d	20	1.31mi
3447 Pewitt Dr Waco, TX	2.0	1.0	907	$1,350	$1.49	15d	1	1.33mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	22d	1	1.36mi
3621 Gorman Ave Waco, TX	3.0	1.5	1086	$1,950	$1.80	15d	1	1.36mi
4900 Bagby Ave Waco, TX	3.0	1.0–2.0	1026	$1,650	$1.61	22d	1	1.37mi
3430 Pewitt Dr Waco, TX	2.0	1.0	916	$1,150	$1.26	45d	1	1.37mi
1923 Austin Ave Unit 5202 Waco, TX	2.0	2.5	1265	$1,395	$1.10	22d	1	1.41mi
3411 Pewitt Dr #3413 Waco, TX	2.0	1.0	1000	$1,350	$1.35	22d	1	1.42mi
5210 Bagby Ave Waco, TX	1.0–3.0	1.0–2.0	1014	$1,695	$1.67	15d	12	1.44mi
608 N 23rd St Waco, TX	3.0	1.0	1361	$1,695	$1.25	22d	1	1.45mi
615 N 23rd St Waco, TX	2.0	1.0	900	$1,275	$1.42	22d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $129,999 Active 51 DOM
2. 2026-06-18
   days on market $129,999 Active 48 DOM
3. 2026-06-17
   days on market $129,999 Active 47 DOM
4. 2026-06-16
   days on market $129,999 Active 46 DOM
5. 2026-06-15
   days on market $129,999 Active 45 DOM
6. 2026-06-14
   days on market $129,999 Active 43 DOM
7. 2026-06-13
   days on market $129,999 Active 42 DOM
8. 2026-06-10
   days on market $129,999 Active 40 DOM
9. 2026-06-09
   days on market $129,999 Active 39 DOM
10. 2026-06-08
    days on market $129,999 Active 38 DOM
11. 2026-06-07
    days on market $129,999 Active 37 DOM
12. 2026-06-05
    days on market $129,999 Active 34 DOM
13. 2026-06-03
    days on market $129,999 Active 33 DOM
14. 2026-06-02
    days on market $129,999 Active 32 DOM
15. 2026-06-01
    days on market $129,999 Active 31 DOM
16. 2026-05-31
    days on market $129,999 Active 30 DOM
17. 2026-05-30
    days on market $129,999 Active 29 DOM
18. 2026-05-01
    listed $129,999 Active 108-char remark
19. 2013-02-06
    soldstatus
20. 2010-05-19
    soldstatus
21. 2007-09-13
    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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $16,671
• − Mortgage interest: −$7,282
• − Property taxes: −$2,693
• − Insurance: −$650
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,782
• Taxable loss: −$403
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $1,743/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 — Beverly Hills

• Score: 63/100
• State rank: #871
• US rank: #15705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, TX
• County: McLennan County · 213,088 people
• Metro: Waco, TX
• Population (ZIP): 9,676
• Household income: $53,185
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 424.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 43% White 23% Black 12% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 1% Italian 1% Portuguese 1%
• Foreign-born: 27% · Canada, China
• Languages at home: 53% English-only · Spanish 45% Tagalog/Filipino 1% 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: ▲ 3.57%
• Current HPI: 261.7166
• Rent YoY: ▲ 2.62%
• 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

4 events — show timeline

• 2026-05-01 Listed $129,999 NTREIS
• 2013-02-06 Sold (Public Records) — Public Records
• 2010-05-19 Sold (Public Records) — Public Records
• 2007-09-13 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,693 · -5.0% YoY. Source: county tax records.