925 N 16th St · Waco, TX 76707

$100,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 73 Days on market

Built 1912 9,888 sqft lot $66/sqft · 55% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special!!Located in a rapidly revitalizing pocket of Waco, 925 N 16th St is a true diamond in the rough surrounded by ongoing redevelopment and rising property values. This is the kind of property investors look back on and say, “should’ve grabbed that one. ” This home offers a solid foundation with value-add potential written all over it. The unfinished attic space presents a prime opportunity to convert into a extra room, additional bedroom, or flex space, instantly increasing livable square footage and ARV. Grand entryway with HIGH ceilings and large front porch. Accessibility is already in place with a handicap ramp, adding versatility for rental or resale. In the rear, you’ll find private parking with alley access—a major plus for tenant convenience and future marketability. Whether you're looking for your next fix-and-flip, long-term rental, or BRRRR strategy, this property sits in an area where revitalization is already happening—meaning you're not guessing on growth, you're stepping into it.

Key facts

• Alley access
• Private parking
• 9,888 sq ft lot

Tags

• UNFINISHED ATTIC SPACE
• PRIVATE PARKING
• ALLEY ACCESS

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$223,256) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: schools D, crime D, commute F.
• 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.
• Market conditions: Rents rising (+1.1%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,620/mo this rent would consume 48% of the median local household income ($40k/yr) (locally 704% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 2.6% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.1

CMA / ARV

• ARV (median comp): $223,256
• List price: $100,000
• Delta: -55.21%
• 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
1122 N 14th St	0.13mi	3/1.0	1,472 (-2%)	1mo	$40,000	$27	89
1322 N 11th St	0.34mi	3/2.5	1,528 (+1%)	2mo	$269,000	$176	74
2023 Ethel Ave	0.44mi	3/2.0	1,508 (+0%)	2mo	$220,000	$146	74
908 N 10th St	0.42mi	3/2.0	1,487 (-1%)	4mo	$295,000	$198	71
1304 N 22nd	0.52mi	3/1.0	1,383 (-8%)	0mo	$110,000	$80	62
2401 Colcord Ave	0.72mi	3/2.5	1,478 (-2%)	0mo	$265,000	$179	57
2125 Lasker Ave	0.65mi	3/1.0	1,440 (-4%)	7mo	$224,900	$156	56
2015 Gorman Ave	0.41mi	2/1.0 (-1)	1,320 (-12%)	0mo	$140,000	$106	55
2108 Fort Ave	0.58mi	4/2.0 (+1)	1,578 (+5%)	2mo	$315,000	$200	54
2316 Colcord Ave	0.66mi	3/2.0	1,720 (+14%)	1mo	$305,000	$177	41
529 N 10th St	0.54mi	3/3.5	1,717 (+14%)	3mo	$450,000	$262	39
1810 N 11th St	0.63mi	4/2.0 (+1)	1,676 (+11%)	5mo	$299,000	$178	39

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.44×
• Total profit: $12,300
• Equity at exit: $14,910

10-year hold

• IRR: 18.7%
• Equity multiple: 2.42×
• Total profit: $39,711
• Equity at exit: $8,646

Cash invested: $28,000 (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 76707

• Rents YoY: 1.1%
• Active inventory: 144
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$524
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $493

Break-even live

Break-even rent $996

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 N 13th St Waco, TX	4.0	2.0	1349	$1,675	$1.24	21d	1	0.28mi
1000 N 19th St Waco, TX	3.0	1.5	1800	$2,050	$1.14	21d	1	0.29mi
1104 N 11th St Waco, TX	3.0	2.0	1231	$1,650	$1.34	21d	1	0.33mi
1110 N 11th St Waco, TX	3.0	2.0	1172	$1,495	$1.28	21d	1	0.34mi
2001 Bosque Blvd Waco, TX	3.0	1.0	1628	$1,100	$0.68	44d	1	0.37mi
1600 N 11th St Unit A Waco, TX	3.0	2.0	1217	$1,750	$1.44	44d	1	0.47mi
1815 Seneca Ave Waco, TX	3.0	2.0	1471	$1,650	$1.12	21d	1	0.52mi
2116 Morrow Ave Waco, TX	4.0	2.0	1703	$1,650	$0.97	21d	1	0.52mi
1511 Maple Ave Waco, TX	3.0	2.0	1487	$1,450	$0.98	44d	1	0.63mi
1400 N 23rd St Waco, TX	4.0	2.0	1650	$1,575	$0.95	13d	1	0.64mi
1606 N 9th St Waco, TX	4.0	2.0	1392	$1,525	$1.10	21d	1	0.65mi
608 N 23rd St Waco, TX	3.0	1.0	1361	$1,695	$1.25	21d	1	0.67mi
415 N 23rd St Waco, TX	3.0	2.0	1680	$2,000	$1.19	21d	1	0.69mi
1923 Austin Ave Unit 5202 Waco, TX	2.0	2.5	1265	$1,395	$1.10	21d	1	0.71mi
1825 Cumberland Ave Waco, TX	3.0	1.0	1400	$1,325	$0.95	13d	1	0.76mi
1818 Windsor Ave Waco, TX	4.0	2.0	1112	$1,625	$1.46	21d	1	0.80mi
1920 Windsor Ave Waco, TX	3.0	1.0	1216	$1,200	$0.99	44d	1	0.84mi
2300 Washington Ave Waco, TX	3.0	1.0	1232	$1,650	$1.34	13d	1	0.84mi
2000 Windsor Ave Waco, TX	4.0	2.5	1450	$1,800	$1.24	44d	1	0.85mi
2511 Parrott Ave Waco, TX	3.0	2.0	1463	$1,695	$1.16	44d	1	0.86mi
2724 Bosque Blvd Waco, TX	2.0	1.0	1120	$1,100	$0.98	21d	1	0.97mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	21d	1	0.97mi
712 Proctor Ave Waco, TX	4.0	2.0	1184	$1,450	$1.22	21d	1	0.98mi
215 Washington Ave Waco, TX	1.0–4.0	1.0–4.0	919	$1,737	$1.89	21d	1	1.09mi
1901 N 28th St Waco, TX	3.0	2.0	1794	$1,950	$1.09	21d	1	1.14mi
2621 Windsor Ave Waco, TX	2.0	1.0	1108	$1,175	$1.06	21d	1	1.17mi
3007 Parrott Ave Unit 1 Waco, TX	3.0	2.0	1458	$1,650	$1.13	21d	1	1.19mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	44d	1	1.20mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	21d	1	1.20mi
1914 Ross Ave Waco, TX	3.0	1.0	1316	$1,495	$1.14	21d	1	1.24mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	44d	1	1.27mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	21d	1	1.27mi
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	44d	1	1.28mi
3116 Bosque Blvd Waco, TX	2.0	1.0	1100	$1,250	$1.14	13d	1	1.28mi
2121 Lyle Ave Waco, TX	2.0	1.0	1080	$1,000	$0.93	13d	1	1.28mi
3125 Ethel Ave Waco, TX	3.0	2.0	1760	$1,900	$1.08	21d	1	1.29mi
2505 Proctor Ave Waco, TX	3.0	2.0	1588	$1,550	$0.98	21d	1	1.29mi
1621 Alexander Ave Unit A Waco, TX	3.0	2.0	1400	$1,695	$1.21	21d	1	1.34mi
715 Cleveland Ave Waco, TX	1.0–3.0	1.0–3.0	845	$1,729	$2.04	13d	23	1.38mi
108 Choctaw Ct Waco, TX	3.0	2.0	1273	$1,600	$1.26	13d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 73 DOM
2. 2026-06-17
   days on market $100,000 Active 72 DOM
3. 2026-06-16
   days on market $100,000 Active 71 DOM
4. 2026-06-15
   status $100,000 Active 70 DOM
5. 2026-06-15
   days on market $100,000 Active Option Contract 70 DOM
6. 2026-06-14
   days on market $100,000 Active Option Contract 68 DOM
7. 2026-06-13
   statusdays on market $100,000 Active Option Contract 67 DOM
8. 2026-06-10
   days on market $100,000 Active 65 DOM
9. 2026-06-09
   days on market $100,000 Active 64 DOM
10. 2026-06-08
    days on market $100,000 Active 63 DOM
11. 2026-06-07
    days on market $100,000 Active 62 DOM
12. 2026-06-05
    days on market $100,000 Active 59 DOM
13. 2026-06-03
    days on market $100,000 Active 58 DOM
14. 2026-06-02
    days on market $100,000 Active 57 DOM
15. 2026-06-01
    days on market $100,000 Active 56 DOM
16. 2026-05-31
    days on market $100,000 Active 55 DOM
17. 2026-05-30
    days on market $100,000 Active 54 DOM
18. 2026-04-02
    listed $100,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Investor Special!!Located in a rapidly revitalizing pocket of Waco, 925 N 16th St is a true diamond in the rough surrounded by ongoing redevelopment and rising property values. This is the kind of property investors look back on and say, “should’ve grabbed that one. ” This home offers a solid foundation with value-add potential written all over it. The unfinished attic space presents a prime opportunity to convert into a extra room, additional bedroom, or flex space, instantly increasing livable square footage and ARV. Grand entryway with HIGH ceilings and large front porch. Accessibility is already in place with a handicap ramp, adding versatility for rental or resale. In the rear, you’ll find private parking with alley access—a major plus for tenant convenience and future marketability. Whether you're looking for your next fix-and-flip, long-term rental, or BRRRR strategy, this property sits in an area where revitalization is already happening—meaning you're not guessing on growth, you're stepping into it.

19. 2026-04-01
    listed $100,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Investor Special!!Located in a rapidly revitalizing pocket of Waco, 925 N 16th St is a true diamond in the rough surrounded by ongoing redevelopment and rising property values. This is the kind of property investors look back on and say, “should’ve grabbed that one.” This home offers a solid foundation with value-add potential written all over it. The unfinished attic space presents a prime opportunity to convert into a extra room, additional bedroom, or flex space, instantly increasing livable square footage and ARV. Grand entryway with HIGH ceilings and large front porch. Accessibility is already in place with a handicap ramp, adding versatility for rental or resale. In the rear, you’ll find private parking with alley access—a major plus for tenant convenience and future marketability. Whether you're looking for your next fix-and-flip, long-term rental, or BRRRR strategy, this property sits in an area where revitalization is already happening—meaning you're not guessing on growth, you're stepping into it.

20. 2025-06-02
    historical
21. 2025-05-02
    listed $99,900
22. 2019-08-09
    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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $19,441
• − Mortgage interest: −$5,602
• − Property taxes: −$2,650
• − Insurance: −$500
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$2,909
• Taxable income: $4,670
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $4,795/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): 15,879
• Household income: $40,443
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 704.0

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: Hispanic / Latino 47% Black 32% Two or more races 26% White 18%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 65% English-only · Spanish 34% Tagalog/Filipino 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: ▼ -134.95%
• Current HPI: 239.639
• Rent YoY: ▲ 1.14%
• 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

+0.1% since first listed

5 events — show timeline

• 2026-04-02 Listed $100,000 CTXMLS
• 2026-04-01 Listed $100,000 NTREIS
• 2025-06-02 Listing Removed — NTREIS
• 2025-05-02 Listed $99,900 NTREIS
• 2019-08-09 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,650 · +9.6% YoY. Source: county tax records.