2225 N 50th St · Waco, TX 76710

$219,000

3 bd · 1.5 ba · 1,359 sqft · SingleFamily public records · 96 Days on market

Built 1955 10,411 sqft lot $161/sqft · 14% below area Est $255k · 14% under ↓ 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).

• ARV discount +13.9/15.0
• Cash flow +10.9/30.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own in the highly desirable Mountain View neighborhood! This 3-bedroom, 1.5-bath home is full of potential and ready for your personal touch. Being sold as-is, it’s an ideal fit for investors or buyers looking to create something special. Inside, you’ll find beautiful original hardwood floors and a layout with great bones—providing the perfect canvas for updates and customization. Nestled on a quiet, established street with mature trees, the home offers both charm and a welcoming setting. A standout feature: fully paid-off solar panels at closing, helping reduce energy costs for years to come. Enjoy a prime location just minutes from shopping, dining, and entertainment, with easy access to everything Waco has to offer. Seller is willing to contribute up to 5% toward buyer closing costs or a rate buy-down with an acceptable offer. Don’t miss this chance to invest in one of the city’s most sought-after neighborhoods!

Key facts

• Prime location
• 0.24 acre lot
• 2 garage spots

Tags

• ORIGINAL HARDWOOD FLOORS
• FULLY PAID-OFF SOLAR PANELS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.3% below list).
• Recommended offer: $194k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); Tennyson Middle (math 29% / reading 35%, grade F, #971 of 1,662 statewide, top 60%, 999 students, 86% FRL); Waco H S (math 26% / reading 24%, grade F, #1,250 of 1,632 statewide, top 77%, 2,011 students, 88% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 186 active listings in the ZIP; 24 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 96 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% 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 $194,335 (11.3% 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 96 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $255,188
• List price: $219,000
• Delta: -14.18%
• 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
2208 N 51st St	0.09mi	3/2.0	1,398 (+3%)	1mo	$238,000	$170	88
5601 Bishop Dr	0.42mi	3/1.0	1,412 (+4%)	2mo	$189,900	$134	70
5612 Fairview Dr	0.54mi	3/1.5	1,264 (-7%)	2mo	$225,000	$178	61
5517 Fairview Dr	0.48mi	3/2.0	1,440 (+6%)	8mo	$245,000	$170	59
5331 Lake Crest St	0.57mi	3/2.0	1,409 (+4%)	8mo	$230,000	$163	59
2131 Mountainview Dr	0.63mi	3/2.0	1,442 (+6%)	2mo	$239,000	$166	57
5137 Lake Placid Pl	0.56mi	3/2.0	1,474 (+8%)	2mo	$272,648	$185	56
2433 N 42nd St	0.66mi	3/2.0	1,446 (+6%)	1mo	$220,000	$152	56
2325 N 41st St	0.74mi	3/2.0	1,368 (+1%)	9mo	$160,000	$117	55
4918 Lakemoor Dr	0.56mi	3/2.0	1,536 (+13%)	8mo	$249,900	$163	44
209 Pecan Village Cir	0.70mi	2/2.0 (-1)	1,555 (+14%)	5mo	$309,000	$199	32
4012 Maple Ave	0.71mi	2/1.0 (-1)	1,164 (-14%)	6mo	$175,000	$150	31

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-42,758
• Equity at exit: $32,654

10-year hold

• IRR: -14.4%
• Equity multiple: 0.19×
• Total profit: $-49,483
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$393 /mo · $4,720/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-98

Break-even live

Break-even rent $2,067

Max offer price $201,731

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-36	+0% $-98	+5% $-160	+10% $-222
Rent	-10% $-251	-5% $-175	+0% $-98	+5% $-21	+10% $56
Rate	-1.0pp $13	-0.5pp $-42	base $-98	+0.5pp $-155	+1.0pp $-212

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	45d	1	0.06mi
5025 Loch Lomond Dr Waco, TX	3.0	2.0	1611	$1,850	$1.15	23d	1	0.46mi
2213 N 41st St Waco, TX	3.0	1.5	1299	$1,550	$1.19	15d	1	0.62mi
2217 N 41st St Waco, TX	2.0	1.0	900	$1,295	$1.44	15d	1	0.63mi
5813 Fairview Dr Waco, TX	3.0	2.0	1319	$1,400	$1.06	45d	1	0.68mi
2137 Lenamon St Waco, TX	3.0	2.0	1835	$2,350	$1.28	15d	1	0.77mi
3825 Kimberly Dr Waco, TX	2.0	2.0	1233	$1,250	$1.01	23d	1	0.87mi
2332 Melissa Dr Waco, TX	2.0	1.0	990	$1,395	$1.41	15d	1	0.87mi
3821 Lasker Ave Waco, TX	3.0	2.0	1209	$1,850	$1.53	23d	1	0.92mi
3625 Maple Ave Waco, TX	2.0	1.0	950	$1,275	$1.34	45d	1	1.02mi
4502 Lake Shore Dr Waco, TX	1.0–2.0	1.0–2.0	820	$2,595	$3.16	15d	10	1.05mi
3532 Windsor Ave Waco, TX	3.0	2.0	1100	$1,475	$1.34	15d	1	1.08mi
4372 Lake Shore Dr Waco, TX	1.0–3.0	1.0–2.0	1027	$1,480	$1.44	15d	1	1.13mi
736 Grice St Waco, TX	3.0	2.0	1125	$1,750	$1.56	45d	1	1.19mi
901 Wooded Acres Dr Waco, TX	1.0–2.0	1.0–2.0	834	$1,340	$1.61	15d	9	1.24mi
4019 Huaco Ln Waco, TX	2.0	1.0	875	$1,095	$1.25	23d	1	1.24mi
1300 N 43rd St Waco, TX	2.0	1.0	1109	$860	$0.78	23d	1	1.25mi
2100 N 33rd St Waco, TX	3.0	3.0	1858	$2,200	$1.18	45d	1	1.31mi
3701 Parkwood St Unit 3703 Waco, TX	2.0	1.0	950	$1,075	$1.13	15d	1	1.32mi
1113 N New Rd Waco, TX	3.0	2.0	1326	$1,620	$1.22	23d	1	1.34mi
1309 Sunset St Waco, TX	2.0	1.0	1102	$1,295	$1.18	23d	1	1.35mi
5101 Tennyson Dr Unit 5101-C Waco, TX	2.0	2.0	958	$1,050	$1.10	23d	1	1.37mi
4320 Guthrie Cir Waco, TX	3.0	1.0	1069	$1,700	$1.59	23d	1	1.43mi
5101 Sanger Ave Waco, TX	1.0–2.0	1.0–2.0	737	$1,306	$1.77	15d	14	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $219,000 Active 96 DOM
2. 2026-06-18
   days on market $219,000 Active 93 DOM
3. 2026-06-17
   days on market $219,000 Active 92 DOM
4. 2026-06-16
   days on market $219,000 Active 91 DOM
5. 2026-06-15
   days on market $219,000 Active 90 DOM
6. 2026-06-14
   days on market $219,000 Active 88 DOM
7. 2026-06-13
   days on market $219,000 Active 87 DOM
8. 2026-06-10
   days on market $219,000 Active 85 DOM
9. 2026-06-09
   days on market $219,000 Active 84 DOM
10. 2026-06-08
    days on market $219,000 Active 83 DOM
11. 2026-06-07
    days on market $219,000 Active 82 DOM
12. 2026-06-05
    days on market $219,000 Active 79 DOM
13. 2026-06-03
    days on market $219,000 Active 78 DOM
14. 2026-06-02
    days on market $219,000 Active 77 DOM
15. 2026-06-01
    days on market $219,000 Active 76 DOM
16. 2026-05-31
    days on market $219,000 Active 75 DOM
17. 2026-05-30
    days on market $219,000 Active 74 DOM
18. 2026-03-17
    listed $219,000 Active 991-char remark

    Show marketing remark (991 chars)

    Great opportunity to own in the highly desirable Mountain View neighborhood! This 3-bedroom, 1.5-bath home is full of potential and ready for your personal touch. Being sold as-is, it’s an ideal fit for investors or buyers looking to create something special. Inside, you’ll find beautiful original hardwood floors and a layout with great bones—providing the perfect canvas for updates and customization. Nestled on a quiet, established street with mature trees, the home offers both charm and a welcoming setting. A standout feature: fully paid-off solar panels at closing, helping reduce energy costs for years to come. Enjoy a prime location just minutes from shopping, dining, and entertainment, with easy access to everything Waco has to offer. Seller is willing to contribute up to 5% toward buyer closing costs or a rate buy-down with an acceptable offer. Don’t miss this chance to invest in one of the city’s most sought-after neighborhoods!

19. 2025-12-12
    historical
20. 2025-10-15
    price $222,000
21. 2025-07-24
    price $227,000
22. 2025-07-15
    price $227,500
23. 2025-06-11
    listed $230,000 Active
24. 2015-03-23
    soldstatus
25. 2015-03-10
    soldstatus
26. 2004-07-23
    soldstatus
27. 1999-06-07
    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: $4,720 · $393/mo
• Projected year-2 tax: $4,720 · $393/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 57% 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: $23,320
• − Mortgage interest: −$12,267
• − Property taxes: −$4,720
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$6,371
• Taxable loss: −$4,864
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-6/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

-4.8% since first listed

10 events — show timeline

• 2026-03-17 Listed $219,000 NTREIS
• 2025-12-12 Listing Removed — NTREIS
• 2025-10-15 Price Changed $222,000 NTREIS
• 2025-07-24 Price Changed $227,000 NTREIS
• 2025-07-15 Price Changed $227,500 NTREIS
• 2025-06-11 Listed $230,000 NTREIS
• 2015-03-23 Sold (Public Records) — Public Records
• 2015-03-10 Sold (Public Records) — Public Records
• 2004-07-23 Sold (Public Records) — Public Records
• 1999-06-07 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,720 · +9.6% YoY. Source: county tax records.