1503 W 10th St · McGregor, TX 76657

$135,000

2 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 107 Days on market

Built 1952 7,013 sqft lot $135/sqft · 21% below area Est $172k · 21% under ↓ 4% 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 +13.9/30.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

At this price point in McGregor, you don't often find a home that's livable today and has room to build value tomorrow. 1503 W 10th delivers exactly that — a clean, functional 2-bedroom, 1.5-bath home ready for immediate occupancy, with cosmetic renovation opportunities that could significantly increase its value over time. The newly updated bath and covered carport give you a solid foundation to work from, while the rest of the home offers a blank canvas for your own updates and finishes — on your timeline, at your pace. The 1,002 sq ft layout is practical and efficient, and the generous 7,000 sq ft lot adds outdoor potential that's increasingly hard to find at this price. Built in 1952 with sturdy construction, this home has good bones and a location that backs it up — just minutes from McGregor schools, local amenities, and an easy commute to Waco via Highway 84. Live in it now. Make it yours over time. The value is already there — you'd just be adding to it. Schedule your showing today.

Key facts

• 7,013 sq ft lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (3.3% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.4% in McGregor — 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 71/100 on livability (#310 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, commute D+.
• Mcgregor ISD (town): math 37% / reading 42% proficiency, ranked #429 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 157 active listings in the ZIP; 5 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; 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 $933 of loan paydown is wiped out by about $4k 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 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 0.97% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (median comp): $171,935
• List price: $135,000
• Delta: -21.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 W 10th St	0.12mi	3/2.0 (+1)	1,064 (+6%)	2mo	$215,000	$202	73
907 S Tyler St	0.32mi	3/1.0 (+1)	986 (-2%)	13mo	$160,000	$162	67
907 W 6th St	0.52mi	2/1.0	976 (-3%)	11mo	$170,000	$174	62
1307 W 5th St	0.34mi	3/1.0 (+1)	1,094 (+9%)	2mo	$199,800	$183	62
1201 W 11th St	0.22mi	3/1.0 (+1)	1,116 (+11%)	4mo	$177,000	$159	62
1007 S Van Buren St	0.48mi	2/1.0	930 (-7%)	13mo	$149,900	$161	55
1306 5th St	0.31mi	2/1.0	900 (-10%)	21mo	$129,900	$144	51
302 Pierce St	0.45mi	3/1.5 (+1)	1,054 (+5%)	21mo	$169,900	$161	46

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-20,926
• Equity at exit: $20,129

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-16,800
• Equity at exit: $11,672

Cash invested: $37,800 (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 76657

• Home prices YoY: -27.0%
• Active inventory: 157
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$708
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $14

Break-even live

Break-even rent $1,288

Max offer price $135,000

Occupancy floor 94%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Johnson Dr Unit 101 McGregor, TX	2.0	1.0	745	$1,050	$1.41	13d	1	0.42mi
718 S Main St Unit 718 McGregor, TX	2.0	1.0	1021	$1,375	$1.35	44d	1	0.84mi
716 S Main St McGregor, TX	3.0	2.0	1315	$1,315	$1.00	21d	1	0.85mi
716 S Main St #718 McGregor, TX	2.0	1.0	1404	$1,375	$0.98	44d	1	0.85mi
706 S Main St McGregor, TX	3.0	2.0	1315	$1,650	$1.25	13d	1	0.85mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 107 DOM
2. 2026-06-17
   days on market $135,000 Active 106 DOM
3. 2026-06-16
   days on market $135,000 Active 105 DOM
4. 2026-06-15
   days on market $135,000 Active 104 DOM
5. 2026-06-14
   days on market $135,000 Active 102 DOM
6. 2026-06-13
   days on market $135,000 Active 101 DOM
7. 2026-06-10
   days on market $135,000 Active 99 DOM
8. 2026-06-09
   days on market $135,000 Active 98 DOM
9. 2026-06-08
   days on market $135,000 Active 97 DOM
10. 2026-06-07
    days on market $135,000 Active 96 DOM
11. 2026-06-02
    days on market $135,000 Active 91 DOM
12. 2026-06-01
    days on market $135,000 Active 90 DOM
13. 2026-05-31
    days on market $135,000 Active 89 DOM
14. 2026-05-30
    days on market $135,000 Active 88 DOM
15. 2026-03-17
    price $135,000 1033-char remark

    Show marketing remark (1033 chars)

    At this price point in McGregor, you don't often find a home that's livable today and has room to build value tomorrow. 1503 W 10th delivers exactly that — a clean, functional 2-bedroom, 1.5-bath home ready for immediate occupancy, with cosmetic renovation opportunities that could significantly increase its value over time. The newly updated bath and covered carport give you a solid foundation to work from, while the rest of the home offers a blank canvas for your own updates and finishes — on your timeline, at your pace. The 1,002 sq ft layout is practical and efficient, and the generous 7,000 sq ft lot adds outdoor potential that's increasingly hard to find at this price. Built in 1952 with sturdy construction, this home has good bones and a location that backs it up — just minutes from McGregor schools, local amenities, and an easy commute to Waco via Highway 84. Live in it now. Make it yours over time. The value is already there — you'd just be adding to it. Schedule your showing today.

16. 2026-03-03
    listed $140,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    At this price point in McGregor, you don't often find a home that's livable today and has room to build value tomorrow. 1503 W 10th delivers exactly that — a clean, functional 2-bedroom, 1.5-bath home ready for immediate occupancy, with cosmetic renovation opportunities that could significantly increase its value over time. The newly updated bath and covered carport give you a solid foundation to work from, while the rest of the home offers a blank canvas for your own updates and finishes — on your timeline, at your pace. The 1,002 sq ft layout is practical and efficient, and the generous 7,000 sq ft lot adds outdoor potential that's increasingly hard to find at this price. Built in 1952 with sturdy construction, this home has good bones and a location that backs it up — just minutes from McGregor schools, local amenities, and an easy commute to Waco via Highway 84. Live in it now. Make it yours over time. The value is already there — you'd just be adding to it. Schedule your showing today.

17. 2022-09-09
    soldstatus
18. 2008-07-02
    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: $3,044 · $254/mo
• Projected year-2 tax: $3,044 · $254/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 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,670
• − Mortgage interest: −$7,562
• − Property taxes: −$3,044
• − Insurance: −$675
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,927
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $656/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: Mcgregor ISD
• NCES district ID: 4829820
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,579
• Composite: 33.74/100
• National rank: #5373
• State rank: #429 of 826 in TX

Livability — McGregor

• Score: 71/100
• State rank: #310
• US rank: #6968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGregor, TX
• City population: 12,770
• Population (ZIP): 12,770

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 21% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -82.14%
• Current HPI: 222.0905
• Rent YoY: —
• Metro: —
• 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

-3.6% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $135,000 NTREIS
• 2026-03-03 Listed $140,000 NTREIS
• 2022-09-09 Sold (Public Records) — Public Records
• 2008-07-02 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,044 · -3.6% YoY. Source: county tax records.