2032 Sabine Dr · Waco, TX 76708

$250,000

3 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 15 Days on market

Built 2009 7,875 sqft lot $193/sqft · at area comps Est $261k · at est. ↓ 2% 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).

• Cash flow +11.8/30.0
• ARV discount +9.3/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Super immaculately kept home. One owner since the build was complete in 2009. Great for first-time home buyers or investors. This home was well-loved and cared for, and it shows. A 3-bedroom and 2-bathroom home in the Bosqueville school district in a quiet neighborhood. The owners covered the back porch and have included a nice storage shed in the fully privacy-fenced backyard. Also, the owner is including the washer and dryer in the sale.

Key facts

• Storage shed
• Covered back porch
• 7,875 sq ft lot

Tags

• BOSQUEVILLE SCHOOL DISTRICT
• COVERED BACK PORCH
• STORAGE SHED
• FULLY PRIVACY-FENCED BACKYARD
• WASHER AND DRYER INCLUDED

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Masonry construction; Composition/Shingle roof; Slab foundation; Year built per assessor
• Exterior features: Covered patio; Patio; Outbuilding; Back yard fence; City lot; Less than quarter acre; City street frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range
• Bedrooms: All bedrooms located on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling (one unit)
• Interior features: All bedrooms on main level; Tub with shower
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (7.0% below list).
• Recommended offer: $233k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-.
• Bosqueville ISD (rural): math 47% / reading 52% proficiency, ranked #182 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bosqueville El (math 47% / reading 62%, grade C, #621 of 4,322 statewide, top 15%, 341 students, 48% FRL); Bosqueville Middle (math 42% / reading 37%, grade F, #660 of 1,662 statewide, top 41%, 161 students, 34% FRL); Bosqueville H S (math 62% / reading 74%, grade B, #147 of 1,632 statewide, top 9%, 218 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 381 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% of the median local income ($69k/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 $8k 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 15 days — a 2% lower offer ($246k) 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

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,619 (7.0% 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. 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: 0.93% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (median comp): $260,691
• List price: $250,000
• Delta: -4.10%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-51,676
• Equity at exit: $37,276

10-year hold

• IRR: -27.2%
• Equity multiple: -0.09×
• Total profit: $-76,539
• Equity at exit: $21,615

Cash invested: $70,000 (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 76708

• Home prices YoY: -26.5%
• Rents YoY: -0.8%
• Active inventory: 381
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$493 /mo · $5,917/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-71

Break-even live

Break-even rent $2,416

Max offer price $237,534

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $0	+0% $-71	+5% $-141	+10% $-212
Rent	-10% $-254	-5% $-162	+0% $-71	+5% $21	+10% $113
Rate	-1.0pp $55	-0.5pp $-7	base $-71	+0.5pp $-135	+1.0pp $-201

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7909 Townsend Dr Waco, TX	4.0	2.0	1842	$2,950	$1.60	15d	1	0.56mi
6748 Logue Ln Waco, TX	4.0	2.0	1600	$2,395	$1.50	15d	1	0.88mi
6305 Sydney Dr Waco, TX	3.0	2.0	1300	$1,900	$1.46	45d	1	1.40mi

Listing history 3 events

1. 2026-05-14
   listed $250,000 Active 443-char remark
2. 2026-04-30
   price $250,000 443-char remark
3. 2026-04-20
   listed $255,000 Active 443-char remark

ⓘ 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: $5,917 · $493/mo
• Projected year-2 tax: $5,917 · $493/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 ≥110°F today · 25 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: $27,914
• − Mortgage interest: −$14,004
• − Property taxes: −$5,917
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$7,273
• Taxable loss: −$4,995
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $352/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: Bosqueville ISD
• NCES district ID: 4810910
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $55,014
• Composite: 42.83/100
• National rank: #3138
• State rank: #182 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): 27,790
• Household income: $68,856
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 583.0

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 0.63)
• Race & ethnicity: White 50% Hispanic / Latino 31% Two or more races 20% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Other Asian/Pacific 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: ▼ -78.80%
• Current HPI: 218.9643
• Rent YoY: ▼ -0.80%
• 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

-2.0% since first listed

4 events — show timeline

• 2026-05-29 Listing Removed — CTXMLS
• 2026-05-14 Listed $250,000 CTXMLS
• 2026-04-30 Price Changed $250,000 NTREIS
• 2026-04-20 Listed $255,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $5,917 · +10.7% YoY. Source: county tax records.