620 Waldron St · McLean, TX 79057

$69,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 87 Days on market

Built 1920

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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
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this delightful 3-bedroom, 1-bath property offering comfort, functionality, and a fantastic location. Inside is a spacious layout featuring a bright living room with a cozy fireplace, a dedicated dining area, and a sunny breakfast nook to start your mornings right. Outside, enjoy a large backyard ideal for relaxing, entertaining, or gardening. A detached 2-car garage, separate storage building, and basement offer plenty of room for vehicles, tools, and equipment. Situated in a friendly, welcoming neighborhood, this home is conveniently walkable to McLean School, making daily routines easy and enjoyable. With its blend of charm, space, and location, this property is a wonderful place to call home.

Key facts

• 2 garage spots
• Built 1920
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#896 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment D, amenities F.
• Mclean ISD (rural): math 55% / reading 50% proficiency, ranked #297 of 1,141 in TX (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 7 units permitted in Gray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Gray County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1920 — 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. 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: 1.74% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 2.75×
• Total profit: $33,748
• Equity at exit: $31,025

10-year hold

• IRR: 31.3%
• Equity multiple: 5.38×
• Total profit: $84,673
• Equity at exit: $47,814

Cash invested: $19,320 (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 79057

• Active inventory: 14
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $398

Break-even live

Break-even rent $693

Max offer price $69,000

Occupancy floor 62%

Sensitivity live

Price	-10% $437	-5% $418	+0% $398	+5% $379	+10% $359
Rent	-10% $304	-5% $351	+0% $398	+5% $446	+10% $493
Rate	-1.0pp $433	-0.5pp $416	base $398	+0.5pp $381	+1.0pp $362

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $69,000 Active 87 DOM
2. 2026-06-21
   days on market $69,000 Active 86 DOM
3. 2026-06-18
   days on market $69,000 Active 84 DOM
4. 2026-06-17
   days on market $69,000 Active 83 DOM
5. 2026-06-16
   days on market $69,000 Active 82 DOM
6. 2026-06-15
   days on market $69,000 Active 81 DOM
7. 2026-06-15
   days on market $69,000 Active 80 DOM
8. 2026-06-13
   days on market $69,000 Active 79 DOM
9. 2026-06-12
   days on market $69,000 Active 78 DOM
10. 2026-06-10
    days on market $69,000 Active 75 DOM
11. 2026-06-08
    days on market $69,000 Active 74 DOM
12. 2026-06-08
    days on market $69,000 Active 73 DOM
13. 2026-06-05
    days on market $69,000 Active 71 DOM
14. 2026-06-03
    days on market $69,000 Active 69 DOM
15. 2026-06-02
    days on market $69,000 Active 68 DOM
16. 2026-06-01
    days on market $69,000 Active 67 DOM
17. 2026-05-31
    days on market $69,000 Active 66 DOM
18. 2026-05-09
    price $69,000 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this delightful 3-bedroom, 1-bath property offering comfort, functionality, and a fantastic location. Inside is a spacious layout featuring a bright living room with a cozy fireplace, a dedicated dining area, and a sunny breakfast nook to start your mornings right. Outside, enjoy a large backyard ideal for relaxing, entertaining, or gardening. A detached 2-car garage, separate storage building, and basement offer plenty of room for vehicles, tools, and equipment. Situated in a friendly, welcoming neighborhood, this home is conveniently walkable to McLean School, making daily routines easy and enjoyable. With its blend of charm, space, and location, this property is a wonderful place to call home.

19. 2026-03-11
    listed $75,000 Active 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this delightful 3-bedroom, 1-bath property offering comfort, functionality, and a fantastic location. Inside is a spacious layout featuring a bright living room with a cozy fireplace, a dedicated dining area, and a sunny breakfast nook to start your mornings right. Outside, enjoy a large backyard ideal for relaxing, entertaining, or gardening. A detached 2-car garage, separate storage building, and basement offer plenty of room for vehicles, tools, and equipment. Situated in a friendly, welcoming neighborhood, this home is conveniently walkable to McLean School, making daily routines easy and enjoyable. With its blend of charm, space, and location, this property is a wonderful place to call home.

20. 2018-02-08
    soldstatus 430-char remark

    Show marketing remark (430 chars)

    Don't miss the deal of the year! This adorable three bedroom one bathroom home has a finished basement, and a detached two car garage. It is walking distance from the School and has a nice backyard with a storage building. The large kitchen has a breakfast area. The dining room opens to the large living area with a Fireplace. Extremely nice neighborhood and a great place to raise your kids! Call today for your private showing!

21. 2018-02-08
    soldstatus

    Show marketing remark (430 chars)

    Don't miss the deal of the year! This adorable three bedroom one bathroom home has a finished basement, and a detached two car garage. It is walking distance from the School and has a nice backyard with a storage building. The large kitchen has a breakfast area. The dining room opens to the large living area with a Fireplace. Extremely nice neighborhood and a great place to raise your kids! Call today for your private showing!

22. 2017-10-27
    listed $29,600 430-char remark

    Show marketing remark (430 chars)

    Don't miss the deal of the year! This adorable three bedroom one bathroom home has a finished basement, and a detached two car garage. It is walking distance from the School and has a nice backyard with a storage building. The large kitchen has a breakfast area. The dining room opens to the large living area with a Fireplace. Extremely nice neighborhood and a great place to raise your kids! Call today for your private showing!

23. 2017-10-18
    soldstatus
24. 2015-04-30
    soldstatus
25. 2015-04-27
    soldstatus
26. 2015-04-06
    listed $42,000
27. 2013-12-06
    soldstatus
28. 2013-09-22
    listed $45,000

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,367
• − Mortgage interest: −$3,865
• − Property taxes: −$1,882
• − Insurance: −$345
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,007
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,828/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: Mclean ISD
• NCES district ID: 4829880
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $42,711
• Composite: 46.09/100
• National rank: #5480
• State rank: #297 of 1141 in TX

Livability — McLean

• Score: 63/100
• State rank: #896
• US rank: #16067

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLean, TX
• Population (ZIP): 1,075

Population outlook (Gray County) Hauer SSP2

• Today (2025): 24,965 people
• By 2030: 26,105 · +4.6%
• By 2040: 28,752 · +15.2%
• By 2050: 31,859 · +27.6%
• By 2075: 39,812 · +59.5%
• By 2100: 43,284 · +73.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 9% Native American 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 19% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Gray

• 2024 margin: Solid R (+77.1) · D 11.2% · R 88.3%
• 2008→2024 swing: -6.2pp toward R · 2008: -71.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.2 2016: R+78.8 2012: R+75.2 2008: R+71.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+53.3% since first listed

11 events — show timeline

• 2026-05-09 Price Changed $69,000 AARMLS
• 2026-03-11 Listed $75,000 AARMLS
• 2018-02-08 Sold (Public Records) — Public Records
• 2018-02-08 Sold (MLS) — AARMLS
• 2017-10-27 Listed $29,600 AARMLS
• 2017-10-18 Sold (Public Records) — Public Records
• 2015-04-30 Sold (Public Records) — Public Records
• 2015-04-27 Sold (MLS) — PBOR
• 2015-04-06 Listed $42,000 PBOR
• 2013-12-06 Sold (MLS) — AARMLS
• 2013-09-22 Listed $45,000 AARMLS

Property tax history

+4.8%/yr

Latest (2025): $1,882 · -0.3% YoY. Source: county tax records.