1813 S 19th St · Waco, TX 76706

$175,000

3 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,405 sqft lot Est $181k · at est.

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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 +14.9/30.0
• ARV discount +8.9/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming, newly updated 3-bedroom, 1-bath home located at 1813 S 19th St in Waco. This property features a functional layout with comfortable living spaces and a clean, refreshed interior throughout. The home has been recently updated, offering a modern feel while maintaining its cozy character. The home is just a few miles from downtown Waco, Baylor University, and Magnolia Silos. The home is currently occupied until 12-31-2026. The monthly rent is $1395, all utilities are tenant choice and paid for by the tenant. The exterior has been updated as well, giving the home a well-maintained and inviting appearance. The property also includes a 1-car garage, providing convenient

Key facts

• Updated exterior
• Functional layout
• Convenient parking

Tags

• FUNCTIONAL LAYOUT
• CLEAN REFRESHED INTERIOR
• UPDATED EXTERIOR
• WELL MAINTAINED APPEARANCE
• CONVENIENT PARKING
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Other: Property type: Single family residence; Accessory unit: No; Horse permitted: No
• Financial info: Listing terms: Cash, Conventional; Second mortgage: None
• HOA & community: No association

Exterior

• Parking: Attached garage (1 space); Off-street parking; Garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Asphalt and concrete access with curbs
• Home design: Single family residence; Residential property; One-story; Preowned (built in 1950)
• Construction: Brick, frame, and siding construction; Composition roof; Pillar/post/pier foundation; Year built 1950
• Exterior features: Chain link fencing; Lot under 0.5 acre

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Cable TV available; Pantry; One living area; Room count: 4; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Laundry located in garage / in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $51 ($607/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 $155k (11.3% below list).
• Recommended offer: $155k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: South Waco El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 462 students, 96% FRL).
• Market conditions: Rents rising (+1.9%/yr); 317 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 45% of the median local income ($42k/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 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $155,284 (11.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $180,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 S 19th St	0.00mi	3/1.0	1,246 (0%)	1mo	$175,000	$140	99
2300 Gurley Ave	0.55mi	3/2.0	1,296 (+4%)	1mo	$239,900	$185	63
2016 Connor Ave	0.40mi	2/2.0 (-1)	1,265 (+2%)	11mo	$210,000	$166	60
1511 Gurley Ave	0.57mi	3/1.0	1,170 (-6%)	4mo	$219,900	$188	60
2320 Mistletoe St	0.33mi	3/2.0	1,128 (-10%)	10mo	$214,900	$191	56
2706 Baylor Ave	0.67mi	2/1.0 (-1)	1,196 (-4%)	2mo	$75,000	$63	56
2329 Connor Ave	0.56mi	3/2.0	1,368 (+10%)	1mo	$169,500	$124	53
2431 S 26th St	0.73mi	3/1.0	1,161 (-7%)	6mo	$168,000	$145	50
1012 S 16th St	0.63mi	3/2.0	1,132 (-9%)	8mo	$210,000	$186	45
1221 S 26th St	0.65mi	4/1.0 (+1)	1,120 (-10%)	11mo	$55,000	$49	39
1510 Cleveland Ave	0.74mi	2/1.0 (-1)	1,100 (-12%)	5mo	$99,500	$90	37
2800 Speight Ave	0.72mi	2/1.0 (-1)	1,106 (-11%)	12mo	$99,900	$90	33

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-26,892
• Equity at exit: $26,093

10-year hold

• IRR: -9.1%
• Equity multiple: 0.46×
• Total profit: $-26,317
• Equity at exit: $15,131

Cash invested: $49,000 (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 76706

• Home prices YoY: -29.1%
• Rents YoY: 1.9%
• Active inventory: 317
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$918
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $51

Break-even live

Break-even rent $1,489

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $100	+0% $51	+5% $1	+10% $-48
Rent	-10% $-72	-5% $-11	+0% $51	+5% $112	+10% $173
Rate	-1.0pp $139	-0.5pp $95	base $51	+0.5pp $5	+1.0pp $-41

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 S 15th St Unit A Waco, TX	4.0	2.0	1400	$1,850	$1.32	22d	1	0.37mi
1905 S 14th St Waco, TX	4.0	4.0	1500	$3,000	$2.00	22d	1	0.39mi
1905 S 14th St Unit B Waco, TX	4.0	4.0	1200	$550	$0.46	22d	1	0.39mi
1342 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	14d	1	0.49mi
2021 Gurley Ave Waco, TX	3.0	2.0	1320	$1,500	$1.14	22d	1	0.50mi
1311 Speight Ave #1311 Waco, TX	2.0	2.5	1143	$1,500	$1.31	22d	1	0.50mi
1311 Speight Ave Waco, TX	2.0	2.5	1143	$1,195	$1.05	14d	1	0.50mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	22d	1	0.51mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	14d	1	0.51mi
1800 Primrose Dr Waco, TX	1.0–4.0	1.0–2.0	942	$1,133	$1.20	14d	33	0.54mi
1508 S 13th St Waco, TX	1.0–2.0	1.0	775	$895	$1.15	14d	1	0.55mi
1901 Dutton Ave Waco, TX	2.0	1.0	864	$1,400	$1.62	14d	1	0.55mi
1421 S 12th St Waco, TX	2.0	2.0	928	$985	$1.06	14d	3	0.59mi
1226 Baylor Ave Waco, TX	2.0	2.0–2.5	1024	$1,337	$1.31	14d	2	0.60mi
1226 Baylor Ave Waco, TX	2.0	2.0–2.5	1024	$1,350	$1.32	22d	2	0.60mi
1214 Baylor Ave Waco, TX	2.0	2.0	832	$1,020	$1.23	22d	1	0.60mi
1214 Baylor Ave Waco, TX	1.0–2.0	1.0–2.0	736	$1,095	$1.49	45d	2	0.60mi
1214 Baylor Ave Waco, TX	1.0–2.0	1.0–2.0	832	$945	$1.14	14d	2	0.60mi
1348 S 12th St Waco, TX	2.0	2.0	958	$1,300	$1.36	22d	1	0.69mi
1628 Ewing Ave Waco, TX	3.0	2.0	1472	$2,400	$1.63	14d	1	0.73mi
1914 Ross Ave Waco, TX	3.0	1.0	1316	$1,495	$1.14	22d	1	0.75mi
1300 S 11th St Waco, TX	2.0	2.5	1083	$1,209	$1.12	14d	14	0.77mi
2601 Flint Ave Waco, TX	3.0	2.0	1356	$1,720	$1.27	45d	1	0.78mi
1911 S 8th St Waco, TX	2.0	1.0	798	$1,198	$1.50	22d	1	0.84mi
2005 S 8th St Waco, TX	1.0–2.0	1.0–2.0	685	$1,000	$1.46	14d	2	0.86mi
700 S 24th St Unit 1 Waco, TX	2.0	1.0	812	$1,200	$1.48	22d	1	0.88mi
1918 S 8th St Waco, TX	3.0	2.0	1061	$1,200	$1.13	22d	1	0.90mi
2011 S 7th St Waco, TX	3.0	3.0	1484	$1,800	$1.21	22d	1	0.93mi
2011 S 7th St Unit 6B Waco, TX	3.0	3.0	1478	$2,150	$1.45	45d	1	0.93mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	14d	1	0.94mi
600 Bagby Ave Waco, TX	2.0	2.0–2.5	1102	$1,496	$1.36	22d	2	0.99mi
600 Bagby Ave Waco, TX	2.0–3.0	2.5	1206	$1,795	$1.49	45d	3	0.99mi
1800 S 5th St Waco, TX	2.0	2.0	900	$1,240	$1.38	22d	1	1.11mi
412 University St Waco, TX	2.0	1.0	864	$1,895	$2.19	22d	1	1.14mi
715 Cleveland Ave Waco, TX	1.0–3.0	1.0–3.0	845	$1,729	$2.04	14d	23	1.18mi
3411 Pewitt Dr #3413 Waco, TX	2.0	1.0	1000	$1,350	$1.35	22d	1	1.32mi
3447 Pewitt Dr Waco, TX	2.0	1.0	907	$1,350	$1.49	14d	1	1.33mi
1923 Austin Ave Unit 5202 Waco, TX	2.0	2.5	1265	$1,395	$1.10	22d	1	1.34mi
3430 Pewitt Dr Waco, TX	2.0	1.0	916	$1,150	$1.26	45d	1	1.35mi
2308 S 3rd St Unit B Waco, TX	2.0	2.0	1130	$1,350	$1.19	14d	1	1.38mi

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-04-06
   listed $175,000 Active
4. 2026-02-01
   historical $1,395
5. 2025-12-03
   listed $1,395
6. 2024-11-18
   historical
7. 2024-08-09
   listed $124,600

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$977/yr (+$81/mo · 43.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,634
• − Mortgage interest: −$9,803
• − Property taxes: −$2,226
• − Insurance: −$875
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,091
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,169/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): 41,627
• Household income: $41,656
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 3883.0

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 0.64)
• Race & ethnicity: White 49% Hispanic / Latino 31% Two or more races 17% Black 15% Asian 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 19% 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: ▼ -94.31%
• Current HPI: 230.2557
• Rent YoY: ▲ 1.86%
• 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

+40.4% since first listed

7 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-06 Listed $175,000 NTREIS
• 2026-02-01 Rental Removed $1,395 REALBIRD
• 2025-12-03 Listed for Rent $1,395 REALBIRD
• 2024-11-18 Listing Removed — NTREIS
• 2024-08-09 Listed $124,600 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $2,226 · -0.3% YoY. Source: county tax records.