901 Church Ave · Waco, TX 76706

$210,000

3 bd · 1.5 ba · 1,437 sqft · SingleFamily public records · 358 Days on market

Built 1972 8,407 sqft lot $146/sqft · at area comps Est $216k · at est.

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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 +10.5/30.0
• ARV discount +8.8/15.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 901 Church Ave, a delightful 4-bedroom, 1.5-bath home in Waco, Texas full of character and charm. Situated on a generous corner lot, this property offers a flexible floor plan designed to adapt to a variety of lifestyles. Inside, you'll find comfortable living spaces with plenty of natural light and room to make the home your own. The additional flex room provides endless possibilities and can easily function as a home office, playroom, second living area, hobby room, or study space. The spacious lot offers room for outdoor entertaining, gardening, or future improvements, making it ideal for homeowners and investors alike. Conveniently located just minutes from downtown Waco, Baylor University, Magnolia Market, shopping, restaurants, and local attractions, this home offers the perfect balance of comfort, convenience, and opportunity. Its central location makes commuting, dining, and entertainment easily accessible. Whether you're searching for a primary residence, rental property, or investment opportunity in Waco, this home presents incredible potential. Don't miss the chance to own a charming Waco home with space, flexibility, and a prime location near Baylor University and downtown Waco. Schedule your showing today and explore all the possibilities 901 Church Ave has to offer.

Key facts

• Additional flex room
• Flexible layout
• Second living area

Tags

• CORNER LOT
• FLEXIBLE LAYOUT
• ADDITIONAL FLEX ROOM
• HOME OFFICE
• PLAYROOM
• SECOND LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.1% below list).
• Recommended offer: $180k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (+1.9%/yr); 317 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 $1,805/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 3883% 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 $1k of loan paydown is wiped out by about $6k 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 358 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 70% 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 $180,484 (14.1% 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 358 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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: 0.86% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (median comp): $216,153
• List price: $210,000
• Delta: -2.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Church Ave	0.04mi	3/2.0	1,448 (+1%)	1mo	$254,900	$176	94
908 Church Ave	0.03mi	3/2.0	1,448 (+1%)	1mo	$254,900	$176	94
916 Church Ave	0.05mi	3/2.0	1,478 (+3%)	1mo	$254,900	$172	90
904 Gurley Ln	0.17mi	3/2.0	1,448 (+1%)	2mo	$187,000	$129	87
945 Holt Ave	0.15mi	3/2.0	1,448 (+1%)	5mo	$254,900	$176	85
1012 Church Ave	0.15mi	3/2.0	1,227 (-15%)	5mo	$218,000	$178	63
928 Duty Ave	0.11mi	3/1.0	1,267 (-12%)	15mo	$165,000	$130	61
2920 S 3rd St	0.48mi	3/2.0	1,250 (-13%)	1mo	$220,000	$176	53
1025 Oakwood Ave	0.58mi	3/2.0	1,360 (-5%)	24mo	$199,000	$146	42
3601 S 4th St	0.67mi	3/2.0	1,264 (-12%)	9mo	$235,000	$186	39
2103 S 7th St	0.71mi	4/2.0 (+1)	1,622 (+13%)	6mo	$445,000	$274	33
915 Ivy Ave	0.69mi	3/2.0	1,234 (-14%)	14mo	$299,900	$243	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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-42,778
• Equity at exit: $31,312

10-year hold

• IRR: -17.7%
• Equity multiple: 0.08×
• Total profit: $-53,876
• Equity at exit: $18,157

Cash invested: $58,800 (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 76706

• Home prices YoY: -29.1%
• Rents YoY: 1.9%
• Active inventory: 317
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$343 /mo · $4,122/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-106

Break-even live

Break-even rent $1,940

Max offer price $191,198

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2539 Pascal Ct Unit B Waco, TX	3.0	3.5	1350	$1,950	$1.44	21d	1	0.42mi
2430 S 2nd St Waco, TX	1.0–5.0	1.0–5.5	1400	$1,625	$1.16	13d	1	0.63mi
331 French Ave Waco, TX	4.0	4.0	1776	$2,600	$1.46	21d	1	0.63mi
2308 S 3rd St Unit B Waco, TX	2.0	2.0	1130	$1,350	$1.19	13d	1	0.64mi
323 French Ave Waco, TX	4.0	4.0	1770	$1,900	$1.07	43d	1	0.65mi
1628 Ewing Ave Waco, TX	3.0	2.0	1472	$2,400	$1.63	13d	1	0.67mi
2410 S 2nd St Waco, TX	2.0–5.0	2.0–5.5	1552	$2,008	$1.29	21d	4	0.68mi
2825 S University Parks Dr Waco, TX	1.0–4.0	1.0–4.0	1121	$1,228	$1.10	13d	8	0.68mi
2011 S 7th St Unit 6B Waco, TX	3.0	3.0	1478	$2,150	$1.45	43d	1	0.77mi
2415 S University Parks Dr Waco, TX	1.0–4.0	1.0–4.0	1095	$2,120	$1.94	13d	27	0.78mi
2011 S 7th St Waco, TX	3.0	3.0	1484	$1,800	$1.21	21d	1	0.78mi
2005 S 8th St Waco, TX	1.0–2.0	1.0–2.0	685	$1,000	$1.46	13d	2	0.80mi
416 Daughtrey Ave Waco, TX	4.0	4.0	1680	$2,500	$1.49	21d	1	0.85mi
1918 S 8th St Waco, TX	3.0	2.0	1061	$1,200	$1.13	21d	1	0.85mi
1800 S 5th St Waco, TX	2.0	2.0	900	$1,240	$1.38	21d	1	0.91mi
1800 Primrose Dr Waco, TX	1.0–4.0	1.0–2.0	942	$1,133	$1.20	13d	33	0.91mi
600 Bagby Ave Waco, TX	2.0	2.0–2.5	1102	$1,496	$1.36	21d	2	0.96mi
600 Bagby Ave Waco, TX	2.0–3.0	2.5	1206	$1,795	$1.49	43d	3	0.96mi
1916 S 15th St Unit A Waco, TX	4.0	4.0	1744	$1,800	$1.03	21d	1	0.96mi
1916 S 15th St Waco, TX	4.0	4.0	1744	$1,800	$1.03	13d	1	0.96mi
1304 Elise Ave Waco, TX	3.0	2.0	1434	$2,295	$1.60	21d	1	0.97mi
1909 S 14th St Waco, TX	4.0	4.0	1680	$1,600	$0.95	21d	1	0.97mi
1909 S 14th St Unit B Waco, TX	4.0	4.0	1680	$1,650	$0.98	43d	1	0.97mi
2000 S 1st St Waco, TX	2.0–5.0	1.0–3.0	1318	$1,465	$1.11	13d	19	0.97mi
1905 S 14th St Unit B Waco, TX	4.0	4.0	1200	$550	$0.46	21d	1	0.98mi
1905 S 14th St Waco, TX	4.0	4.0	1500	$3,000	$2.00	21d	1	0.98mi
1912 S 15th St Unit A Waco, TX	4.0	2.0	1400	$1,850	$1.32	21d	1	0.98mi
909 Placid Cir Waco, TX	3.0	2.0	1415	$3,150	$2.23	21d	1	1.06mi
1925 S 17th St Unit 1 Waco, TX	4.0	4.0	1856	$2,100	$1.13	21d	1	1.07mi
66 Daughtrey Ave Waco, TX	1.0–2.0	1.0–2.0	825	$1,715	$2.08	13d	1	1.07mi
1311 Speight Ave #1311 Waco, TX	2.0	2.5	1143	$1,500	$1.31	21d	1	1.20mi
1311 Speight Ave Waco, TX	2.0	2.5	1143	$1,195	$1.05	13d	1	1.21mi
1421 S 12th St Waco, TX	2.0	2.0	928	$985	$1.06	13d	3	1.23mi
1342 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	13d	1	1.24mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	13d	1	1.24mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	21d	1	1.24mi
1226 Baylor Ave Waco, TX	2.0	2.0–2.5	1024	$1,350	$1.32	21d	2	1.27mi
1226 Baylor Ave Waco, TX	2.0	2.0–2.5	1024	$1,337	$1.31	13d	2	1.27mi
1348 S 12th St Waco, TX	2.0	2.0	958	$1,300	$1.36	21d	1	1.29mi
1300 S 11th St Waco, TX	2.0	2.5	1083	$1,209	$1.12	13d	14	1.32mi

Listing history 15 events

1. 2026-06-16
   days on market $210,000 Active 358 DOM
2. 2026-06-15
   days on market $210,000 Active 357 DOM
3. 2026-06-14
   days on market $210,000 Active 355 DOM
4. 2026-06-13
   days on market $210,000 Active 354 DOM
5. 2026-06-10
   days on market $210,000 Active 352 DOM
6. 2026-06-09
   days on market $210,000 Active 351 DOM
7. 2026-06-08
   days on market $210,000 Active 350 DOM
8. 2026-06-07
   days on market $210,000 Active 349 DOM
9. 2026-06-05
   days on market $210,000 Active 346 DOM
10. 2026-06-03
    days on market $210,000 Active 345 DOM
11. 2026-06-02
    days on market $210,000 Active 344 DOM
12. 2026-06-01
    days on market $210,000 Active 343 DOM
13. 2026-05-31
    days on market $210,000 Active 342 DOM
14. 2026-05-30
    days on market $210,000 Active 341 DOM
15. 2025-06-23
    listed $210,000 Active 1314-char remark

    Show marketing remark (1314 chars)

    Welcome to 901 Church Ave, a delightful 4-bedroom, 1.5-bath home in Waco, Texas full of character and charm. Situated on a generous corner lot, this property offers a flexible floor plan designed to adapt to a variety of lifestyles. Inside, you'll find comfortable living spaces with plenty of natural light and room to make the home your own. The additional flex room provides endless possibilities and can easily function as a home office, playroom, second living area, hobby room, or study space. The spacious lot offers room for outdoor entertaining, gardening, or future improvements, making it ideal for homeowners and investors alike. Conveniently located just minutes from downtown Waco, Baylor University, Magnolia Market, shopping, restaurants, and local attractions, this home offers the perfect balance of comfort, convenience, and opportunity. Its central location makes commuting, dining, and entertainment easily accessible. Whether you're searching for a primary residence, rental property, or investment opportunity in Waco, this home presents incredible potential. Don't miss the chance to own a charming Waco home with space, flexibility, and a prime location near Baylor University and downtown Waco. Schedule your showing today and explore all the possibilities 901 Church Ave has to offer.

ⓘ 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: $4,122 · $343/mo
• Projected year-2 tax: $4,122 · $343/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $21,658
• − Mortgage interest: −$11,763
• − Property taxes: −$4,122
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$6,109
• Taxable loss: −$4,852
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $-113/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): 41,627
• Household income: $41,656
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 3883.0

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: White 49% Hispanic / Latino 31% Two or more races 17% Black 15% Asian 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 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: ▼ -94.31%
• Current HPI: 230.2557
• Rent YoY: ▲ 1.86%
• 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

1 event — show timeline

• 2025-06-23 Listed $210,000 NTREIS

Property tax history

+8.1%/yr

Latest (2025): $4,122 · +6.4% YoY. Source: county tax records.