🏷️ Likely Rental
1200-1202 N 9th St #2 · Waco, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 60.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +26.7/30.0
- ARV discount +15.0/15.0
- DSCR +9.2/10.0
- 1% rule +7.2/10.0
- Livability +3.7/5.0
- Rent growth +2.8/5.0
- Condition / age +2.2/5.0
- Schools +2.0/10.0
- Appreciation +0.0/10.0
$220,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed
Listing remarks MLS
Investor opportunity in Waco! This income-producing duplex at 1200–1202 N 9th Street offers immediate cash flow with both units currently leased—one at $1,000 per month and the other at $1,200 per month. Each unit provides comfortable living space with functional layouts, making it an attractive option for long-term tenants. Whether you're looking to expand your rental portfolio or step into your first investment property, this duplex delivers steady income with upside potential. Conveniently located with easy access to local amenities, schools, and major thoroughfares, the property appeals to a wide range of renters. Don’t miss this chance to secure a performing asset in a growing market—schedule your showing today!
Key facts
- Growing market
- Functional layouts
- 0.27 acre lot
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k. Condition is rated fair.
- This rent per unit runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $596 ($7k/yr) — positive. Per door: $298/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $220k).
- Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.5% 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: West Avenue El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 289 students, 96% FRL); Indian Spring Middle (math 15% / reading 17%, grade F, #1,543 of 1,662 statewide, top 94%, 404 students, 95% FRL, charter); Waco H S (math 26% / reading 24%, grade F, #1,250 of 1,632 statewide, top 77%, 2,011 students, 88% FRL).
- Market conditions: Rents rising (+1.1%/yr); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $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 144 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
- Climate carrying-cost: major wind risk, 60% 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.
Questions for the listing agent
- It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.22% ✓
- Cap rate
- 9.54%
- Cash-on-cash
- 11.61%
- DSCR
- 1.52
- GRM
- 6.8
CMA / ARV
- ARV (median comp)
- $351,265
- List price
- $220,000
- Delta
- -37.37%
- 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 |
|---|---|---|---|---|---|---|---|
| 1126 N 11th St | 0.15mi | 6/4.0 (+1) | 2,116 (-1%) | 2mo | $339,499 | $160 | 76 |
| 1208 N 15th St | 0.41mi | 4/2.5 (-1) | 2,072 (-3%) | 0mo | $379,000 | $183 | 68 |
| 1800 Avondale St | 0.72mi | 5/2.0 | 2,170 (+1%) | 3mo | $199,000 | $92 | 62 |
| 1215 N 18th St | 0.63mi | 4/3.0 (-1) | 2,050 (-4%) | 1mo | $208,000 | $101 | 53 |
| 1105 N 11th St | 0.12mi | 6/4.0 (+1) | 2,664 (+24%) | 6mo | $409,999 | $154 | 51 |
| 1821 Morrow Ave | 0.76mi | 5/3.0 | 2,278 (+6%) | 6mo | $299,900 | $132 | 46 |
| 1700 Proctor Ave | 0.99mi | 4/3.5 (-1) | 2,038 (-5%) | 3mo | $265,000 | $130 | 43 |
| 306 Lorraine Dr | 0.44mi | 6/4.0 (+1) | 2,402 (+12%) | 6mo | $374,900 | $156 | 41 |
| 2913 Homan Ave | 1.50mi | 4/2.0 (-1) | 2,368 (+10%) | 2mo | $189,900 | $80 | 40 |
| 1501 Proctor | 0.92mi | 4/2.0 (-1) | 1,888 (-12%) | 3mo | $150,000 | $79 | 38 |
| 1530 Proctor Ave | 0.92mi | 4/2.0 (-1) | 1,796 (-16%) | 0mo | $105,000 | $58 | 35 |
| 2401 Herring Ave | 1.45mi | 4/2.0 (-1) | 1,739 (-19%) | 7mo | $279,000 | $160 | 30 |
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
- IRR
- -1.1%
- Equity multiple
- 0.96×
- Total profit
- $-2,570
- Equity at exit
- $32,803
- IRR
- 6.5%
- Equity multiple
- 1.44×
- Total profit
- $27,350
- Equity at exit
- $19,022
Cash invested: $61,600 (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
Active competition Active MLS
- For sale now
- 2 active
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $327,400 ($155/sqft)
- Median days on market
- 79 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +5.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 76707
- Rents YoY
- 1.1%
- Active inventory
- 166
- Price-to-rent
- 13.7×
Monthly cashflow live
- Estimated rent
- $2,679 high interval (Pro) →
- Mortgage (P&I)
- −$1,154
- Tax est. 1.5%
- −$275 /mo · $3,300/yr
- Insurance
- −$92
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$563
- Net cashflow
- $596
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 2 | 1 | $2,680 |
| #1 | 2 | 1 | $1,340 |
| #2 | 2 | 1 | $1,340 |
| Total (2 units) | $2,679 | ||
Break-even live
Sensitivity live
| Price | -10% $748 | -5% $672 | +0% $596 | +5% $520 | +10% $444 |
|---|---|---|---|---|---|
| Rent | -10% $384 | -5% $490 | +0% $596 | +5% $702 | +10% $808 |
| Rate | -1.0pp $707 | -0.5pp $652 | base $596 | +0.5pp $539 | +1.0pp $481 |
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
- $55,000
- Closing costs
- $6,600
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1108 N 9th St Waco, TX | 3.0 | 2.0 | — | $1,800 | — | 62d | 1 | 0.06mi |
| 1320 N 9th St Unit A Waco, TX | 3.0 | 2.5 | — | $1,800 | — | 92d | 1 | 0.09mi |
| 817 Colcord Ave Waco, TX | 1.0 | 1.0 | — | $1,225 | — | 70d | 1 | 0.15mi |
| 817 Colcord Ave Waco, TX | 1.0 | 1.0 | 700 | $1,225 | $1.75 | 92d | 1 | 0.15mi |
| 817 Colcord Ave Unit 103 Waco, TX | 3.0 | 2.0 | — | $1,975 | — | 92d | 1 | 0.16mi |
| 817 Colcord Ave Unit 102 Waco, TX | 2.0 | 2.0 | — | $1,550 | — | 92d | 1 | 0.16mi |
| 1110 N 11th St Waco, TX | 3.0 | 2.0 | 1172 | $1,495 | $1.28 | 70d | 1 | 0.17mi |
| 1104 N 11th St Waco, TX | 3.0 | 2.0 | 1231 | $1,650 | $1.34 | 70d | 1 | 0.18mi |
| 930 N 11th St Waco, TX | 1.0 | 1.0 | 924 | $690 | $0.75 | 70d | 1 | 0.20mi |
| 804 N 10th St Unit A Waco, TX | 2.0 | 2.5 | — | $1,450 | — | 70d | 1 | 0.24mi |
| 804 N 11th St Waco, TX | 1.0–2.0 | 1.0 | 838 | $1,200 | $1.43 | 70d | 1 | 0.28mi |
| 1600 N 11th St Unit A Waco, TX | 3.0 | 2.0 | 1217 | $1,750 | $1.44 | 92d | 1 | 0.28mi |
| 718 Garland Ave Unit b Waco, TX | 3.0 | 1.0 | 838 | $985 | $1.18 | 62d | 1 | 0.37mi |
| 1216 Tennessee Ave Waco, TX | 3.0 | 2.0 | 872 | $1,250 | $1.43 | 70d | 1 | 0.39mi |
| 1216 Tennessee Ave Unit B Waco, TX | 3.0 | 2.0 | 872 | $1,350 | $1.55 | 70d | 1 | 0.39mi |
| 1716 Ethel Ave Unit 1714 Waco, TX | 1.0 | 1.0 | 674 | $1,100 | $1.63 | 70d | 1 | 0.61mi |
| 1511 Maple Ave Waco, TX | 3.0 | 2.0 | 1487 | $1,450 | $0.98 | 92d | 1 | 0.64mi |
| 1724 Morrow Ave Unit D Waco, TX | 1.0 | 1.0 | 650 | $775 | $1.19 | 92d | 1 | 0.71mi |
| 215 Washington Ave Waco, TX | 1.0–4.0 | 1.0–4.0 | 919 | $1,118 | $1.22 | 70d | 1 | 0.74mi |
| 1821 Algonquin St Waco, TX | 2.0 | 1.0 | 930 | $1,150 | $1.24 | 92d | 1 | 0.75mi |
| 1815 Seneca Ave Waco, TX | 3.0 | 2.0 | 1471 | $1,650 | $1.12 | 70d | 1 | 0.77mi |
| 1000 N 19th St Waco, TX | 3.0 | 1.5 | 1800 | $2,050 | $1.14 | 70d | 1 | 0.79mi |
| 1906 Bosque Blvd Unit 1 Waco, TX | 1.0 | 1.0 | 880 | $875 | $0.99 | 70d | 1 | 0.80mi |
| 1625 Columbus Ave Unit A Waco, TX | 1.0 | 1.0 | 550 | $700 | $1.27 | 92d | 1 | 0.82mi |
| 700 Franklin Ave Waco, TX | 2.0 | 2.0 | 802 | $1,500 | $1.87 | 92d | 1 | 0.82mi |
| 700 Franklin Ave Waco, TX | 1.0 | 1.0 | 702 | $1,200 | $1.71 | 70d | 1 | 0.82mi |
| 601 Franklin Ave Apt 6B Waco, TX | 1.0 | 1.0 | 625 | $1,550 | $2.48 | 62d | 1 | 0.83mi |
| 2001 Bosque Blvd Waco, TX | 3.0 | 1.0 | 1628 | $1,100 | $0.68 | 92d | 1 | 0.84mi |
| 2006 Gorman Ave Waco, TX | 1.0 | 1.0 | 553 | $700 | $1.27 | 92d | 1 | 0.90mi |
| 1825 Cumberland Ave Waco, TX | 3.0 | 1.0 | 1400 | $1,325 | $0.95 | 62d | 1 | 0.91mi |
| 108 Choctaw Ct Waco, TX | 3.0 | 2.0 | 1273 | $1,600 | $1.26 | 62d | 1 | 0.91mi |
| 1905 N 19th St Waco, TX | 1.0 | 1.0 | 816 | $875 | $1.07 | 70d | 1 | 0.92mi |
| 1920 Windsor Ave Waco, TX | 3.0 | 1.0 | 1216 | $1,200 | $0.99 | 92d | 1 | 0.99mi |
| 1726 Austin Ave Unit 210 Waco, TX | 1.0 | 1.0 | 660 | $2,095 | $3.17 | 92d | 1 | 1.01mi |
| 1726 Austin Ave Unit 208 Waco, TX | 1.0 | 1.0 | 560 | $1,895 | $3.38 | 92d | 1 | 1.01mi |
| 1104 Sherman St Waco, TX | 2.0 | 1.0 | 1120 | $1,500 | $1.34 | 92d | 1 | 1.01mi |
| 412 Dearborn St Waco, TX | 3.0 | 2.0 | 1572 | $2,000 | $1.27 | 70d | 1 | 1.03mi |
| 1225 Selman St Waco, TX | 2.0 | 1.0 | 624 | $895 | $1.43 | 70d | 1 | 1.04mi |
| 609 Sherman St Waco, TX | 3.0 | 2.0 | 1028 | $1,449 | $1.41 | 70d | 1 | 1.08mi |
| 2009 Washington Ave Waco, TX | 3.0 | 1.5 | — | $1,750 | — | 92d | 1 | 1.10mi |
Listing history 50 events
-
2026-08-08days on market $220,000 Active 144 DOM
-
2026-08-07days on market $220,000 Active 143 DOM
-
2026-08-06days on market $220,000 Active 142 DOM
-
2026-08-05days on market $220,000 Active 141 DOM
-
2026-08-04days on market $220,000 Active 140 DOM
-
2026-08-03days on market $220,000 Active 139 DOM
-
2026-07-31days on market $220,000 Active 136 DOM
-
2026-07-30days on market $220,000 Active 135 DOM
-
2026-07-29days on market $220,000 Active 134 DOM
-
2026-07-27days on market $220,000 Active 132 DOM
-
2026-07-25days on market $220,000 Active 130 DOM
-
2026-07-24days on market $220,000 Active 129 DOM
-
2026-07-23days on market $220,000 Active 128 DOM
-
2026-07-22days on market $220,000 Active 127 DOM
-
2026-07-21days on market $220,000 Active 126 DOM
-
2026-07-18days on market $220,000 Active 123 DOM
-
2026-07-16days on market $220,000 Active 121 DOM
-
2026-07-16days on market $220,000 Active 120 DOM
-
2026-07-14days on market $220,000 Active 119 DOM
-
2026-07-13days on market $220,000 Active 118 DOM
-
2026-07-12days on market $220,000 Active 117 DOM
-
2026-07-11days on market $220,000 Active 116 DOM
-
2026-07-10days on market $220,000 Active 115 DOM
-
2026-07-09days on market $220,000 Active 114 DOM
-
2026-07-08days on market $220,000 Active 113 DOM
-
2026-07-07days on market $220,000 Active 112 DOM
-
2026-07-06days on market $220,000 Active 111 DOM
-
2026-07-05days on market $220,000 Active 110 DOM
-
2026-07-04days on market $220,000 Active 109 DOM
-
2026-07-03days on market $220,000 Active 108 DOM
-
2026-07-02days on market $220,000 Active 107 DOM
-
2026-07-01days on market $220,000 Active 106 DOM
-
2026-06-30days on market $220,000 Active 105 DOM
-
2026-06-29days on market $220,000 Active 104 DOM
-
2026-06-28days on market $220,000 Active 103 DOM
-
2026-06-28days on market $220,000 Active 102 DOM
-
2026-06-27days on market $220,000 Active 101 DOM
-
2026-06-25days on market $220,000 Active 99 DOM
-
2026-06-23days on market $220,000 Active 97 DOM
-
2026-06-21days on market $220,000 Active 96 DOM
-
2026-06-18days on market $220,000 Active 93 DOM
-
2026-06-17days on market $220,000 Active 92 DOM
-
2026-06-16days on market $220,000 Active 91 DOM
-
2026-06-15days on market $220,000 Active 90 DOM
-
2026-06-14days on market $220,000 Active 88 DOM
-
2026-06-13days on market $220,000 Active 87 DOM
-
2026-06-10days on market $220,000 Active 85 DOM
-
2026-06-09days on market $220,000 Active 84 DOM
-
2026-06-08days on market $220,000 Active 83 DOM
-
2026-06-07days on market $220,000 Active 82 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 ≥109°F today · 24 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,148
- − Mortgage interest
- −$12,323
- − Property taxes
- −$3,300
- − Insurance
- −$1,100
- − Repairs & maintenance
- −$2,572
- − Management
- −$2,572
- − Depreciation
- −$6,400
- Taxable income
- $3,881
- Est. tax owed @ 24.0%
- −$931
- After-tax cash flow
- $6,221/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.
Condition & rehab AI · 12 photos
This income-producing duplex in Waco requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating the kitchen, bathrooms, and exterior, as well as refreshing the paint and landscaping.
Repairs flagged
- Moderate Kitchen cabinets — Dated appearance and need for cleaning.
- Minor Bathroom fixtures — Slight wear on tiles and sink area.
- Minor Exterior siding — Some wear visible on siding, could benefit from cleaning or repainting.
- Moderate Bedroom carpet — Worn appearance, could be replaced or cleaned.
- Minor Interior paint — Faded appearance in some areas, could be refreshed.
- Minor Landscaping — Basic landscaping, could be improved for curb appeal.
Value-add opportunities
- Both Paint interior walls and trim — Refreshing the paint can improve the overall appearance and appeal of the property. ↑
- Both Replace worn carpet in bedrooms — New carpet can enhance the comfort and value of the property. ↑
- Both Replace dated kitchen cabinets — Modernizing the kitchen can significantly increase the property's value and appeal to potential buyers or renters. ↑
- Both Replace dated bathroom fixtures — Upgrading the bathroom can improve the overall living experience and increase the property's value. ↑
- Both Improve landscaping — Enhancing the landscaping can increase the curb appeal and overall value of the property. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
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
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Waco, TX
- County
- McLennan County · 264,191 people
- City population
- 125,319
- Metro
- Waco, TX
- Population (ZIP)
- 15,879
- Household income
- $40,443
- Rent vs Own
- Severe rent burden
- 12% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
1 event — show timeline
- 2026-03-17 Listed $220,000 NTREIS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…