1713 Reuter Ave · Waco, TX 76708

$189,997

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 43 Days on market

Built 1920 8,233 sqft lot Est $218k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has good bones and is waiting for someone to give it some love. 1400 sq ft 2/1 that has a extra room that could be a small bedroom. The living and kitchen areas are large with room for a big family gathering. Nice size front and back porch.

Key facts

• Renovated home
• Tall ceilings
• Natural light

Tags

• RENOVATED HOME
• TALL CEILINGS
• NATURAL LIGHT
• NEW WINDOWS
• HUGE REMODEL TRANSFORMATION
• MODERN FINISHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (18.2% below list).
• Recommended offer: $155k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Cedar Ridge El (math 16% / reading 21%, grade F, #3,759 of 4,322 statewide, top 88%, 447 students, 96% FRL); G W Carver Middle (math 9% / reading 13%, grade F, #1,634 of 1,662 statewide, top 99%, 393 students, 96% 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 soft (-0.8%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,435 (18.2% 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 43 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.82% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 Reuter Ave	0.00mi	4/2.0 (+1)	1,400 (0%)	1mo	$189,997	$136	90
1714 Reuter Ave	0.03mi	3/2.0	1,362 (-3%)	4mo	$230,000	$169	87
1711 Reuter Ave	0.01mi	2/2.0 (-1)	1,280 (-9%)	6mo	$199,800	$156	71
1924 Summer Ave	0.19mi	3/2.0	1,548 (+11%)	4mo	$249,900	$161	66
2111 Herring Ave	0.50mi	3/1.5	1,419 (+1%)	10mo	$100,000	$70	64
2416 Mcferrin Ave	0.57mi	3/2.0	1,420 (+1%)	9mo	$210,000	$148	60
2400 Reuter Ave	0.52mi	4/1.0 (+1)	1,426 (+2%)	11mo	$80,000	$56	58
1708 Mcferrin Ave	0.13mi	3/1.0	1,200 (-14%)	15mo	$168,000	$140	58
2309 Mitchell Ave	0.51mi	4/2.0 (+1)	1,476 (+5%)	15mo	$245,000	$166	46
2509 Alexander Ave	0.63mi	3/2.0	1,505 (+8%)	12mo	$269,000	$179	44
1905 Live Oak Ave	0.64mi	2/1.0 (-1)	1,300 (-7%)	14mo	$179,999	$138	42
3701 N 21st St	0.69mi	2/2.0 (-1)	1,204 (-14%)	7mo	$199,900	$166	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-37,340
• Equity at exit: $28,329

10-year hold

• IRR: -22.4%
• Equity multiple: 0.01×
• Total profit: $-52,718
• Equity at exit: $16,427

Cash invested: $53,199 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$996
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-31

Break-even live

Break-even rent $1,594

Max offer price $184,483

Occupancy floor 97%

Sensitivity live

Price	-10% $76	-5% $23	+0% $-31	+5% $-85	+10% $-139
Rent	-10% $-154	-5% $-93	+0% $-31	+5% $30	+10% $92
Rate	-1.0pp $64	-0.5pp $17	base $-31	+0.5pp $-80	+1.0pp $-131

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: $47,499
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Alexander Ave Unit A Waco, TX	3.0	2.0	1400	$1,695	$1.21	22d	1	0.17mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	22d	1	0.38mi
1920 Lyle Ave Waco, TX	2.0	1.0	1519	$1,200	$0.79	45d	1	0.38mi
2121 Lyle Ave Waco, TX	2.0	1.0	1080	$1,000	$0.93	15d	1	0.44mi
2400 Reuter Ave Waco, TX	4.0	2.0	1426	$1,650	$1.16	22d	1	0.49mi
2401 McKenzie Ave Waco, TX	3.0	1.5	1288	$1,300	$1.01	22d	1	0.50mi
3400 Adeline Dr Waco, TX	2.0	1.0	1232	$1,150	$0.93	45d	1	0.56mi
2600 McKenzie Ave Waco, TX	3.0	1.0	1096	$1,395	$1.27	22d	1	0.65mi
2504 Lyle Ave Waco, TX	3.0	2.0	1028	$1,475	$1.43	22d	1	0.67mi
712 Proctor Ave Waco, TX	4.0	2.0	1184	$1,450	$1.22	22d	1	0.74mi
1818 Windsor Ave Waco, TX	4.0	2.0	1112	$1,625	$1.46	22d	1	0.74mi
2505 Proctor Ave Waco, TX	3.0	2.0	1588	$1,550	$0.98	22d	1	0.75mi
2601 Herring Ave Unit 1 Waco, TX	3.0	1.0	989	$1,295	$1.31	45d	1	0.75mi
1920 Windsor Ave Waco, TX	3.0	1.0	1216	$1,200	$0.99	45d	1	0.75mi
2000 Windsor Ave Waco, TX	4.0	2.5	1450	$1,800	$1.24	45d	1	0.76mi
2717 Alexander Ave Waco, TX	2.0	2.0	1200	$2,000	$1.67	22d	1	0.77mi
2712 Mitchell Ave Waco, TX	3.0	1.0	1120	$1,300	$1.16	22d	1	0.78mi
3800 N 21st a St Waco, TX	4.0	2.5	1500	$1,350	$0.90	22d	1	0.79mi
1825 Cumberland Ave Waco, TX	3.0	1.0	1400	$1,325	$0.95	15d	1	0.79mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	45d	1	0.81mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	22d	1	0.81mi
2704 Herring Ave Waco, TX	2.0	2.0	1286	$1,750	$1.36	22d	1	0.83mi
2805 Mitchell Ave Waco, TX	2.0	1.0	1024	$1,145	$1.12	15d	1	0.85mi
1511 Maple Ave Waco, TX	3.0	2.0	1487	$1,450	$0.98	45d	1	0.88mi
2612 Alice Ave Waco, TX	2.0	1.0	964	$1,250	$1.30	22d	1	0.92mi
2621 Windsor Ave Waco, TX	2.0	1.0	1108	$1,175	$1.06	22d	1	0.96mi
2714 Windsor Ave Waco, TX	2.0	1.0	979	$1,300	$1.33	45d	1	1.05mi
1815 Seneca Ave Waco, TX	3.0	2.0	1471	$1,650	$1.12	22d	1	1.05mi
1821 Algonquin St Waco, TX	2.0	1.0	930	$1,150	$1.24	45d	1	1.12mi
1606 N 9th St Waco, TX	4.0	2.0	1392	$1,525	$1.10	22d	1	1.16mi
1600 N 11th St Unit A Waco, TX	3.0	2.0	1217	$1,750	$1.44	45d	1	1.19mi
1901 N 28th St Waco, TX	3.0	2.0	1794	$1,950	$1.09	22d	1	1.21mi
3310 MacArthur Dr Waco, TX	3.0	2.0	1586	$2,000	$1.26	15d	1	1.24mi
2511 Parrott Ave Waco, TX	3.0	2.0	1463	$1,695	$1.16	45d	1	1.25mi
1400 N 23rd St Waco, TX	4.0	2.0	1650	$1,575	$0.95	15d	1	1.33mi
2100 N 33rd St Waco, TX	3.0	3.0	1858	$2,200	$1.18	45d	1	1.38mi
2804 Stewart Dr Waco, TX	2.0	2.0	1327	$1,475	$1.11	45d	1	1.44mi
2810 Stewart Dr Waco, TX	2.0	2.0	1326	$1,735	$1.31	22d	1	1.44mi
2001 Bosque Blvd Waco, TX	3.0	1.0	1628	$1,100	$0.68	45d	1	1.44mi
3007 Parrott Ave Unit 1 Waco, TX	3.0	2.0	1458	$1,650	$1.13	22d	1	1.44mi

Listing history 16 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   price $189,997
3. 2026-03-30
   price $199,997
4. 2026-03-09
   listed $215,000 Active
5. 2026-03-08
   historical $1,650
6. 2025-12-31
   historical
7. 2025-12-05
   price $1,650
8. 2025-09-03
   price $1,850
9. 2025-08-28
   listed $2,000
10. 2025-07-11
    price $229,000
11. 2025-06-26
    price $230,000
12. 2025-06-06
    price $244,995
13. 2025-05-08
    listed $259,995 Active
14. 2022-04-12
    soldstatus
15. 2022-04-07
    soldstatus 253-char remark

    Show marketing remark (253 chars)

    This house has good bones and is waiting for someone to give it some love. 1400 sq ft 2/1 that has a extra room that could be a small bedroom. The living and kitchen areas are large with room for a big family gathering. Nice size front and back porch.

16. 2022-02-18
    listed $99,000 253-char remark

    Show marketing remark (253 chars)

    This house has good bones and is waiting for someone to give it some love. 1400 sq ft 2/1 that has a extra room that could be a small bedroom. The living and kitchen areas are large with room for a big family gathering. Nice size front and back porch.

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$1,274/yr (+$106/mo · 57.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $18,652
• − Mortgage interest: −$10,643
• − Property taxes: −$2,203
• − Insurance: −$950
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$5,527
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $503/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): 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

+91.9% since first listed

16 events — show timeline

• 2026-04-21 Pending — NTREIS
• 2026-04-14 Price Changed $189,997 NTREIS
• 2026-03-30 Price Changed $199,997 NTREIS
• 2026-03-09 Listed $215,000 NTREIS
• 2026-03-08 Rental Removed $1,650 APPFOLIO
• 2025-12-31 Listing Removed — NTREIS
• 2025-12-05 Price Changed $1,650 APPFOLIO
• 2025-09-03 Price Changed $1,850 APPFOLIO
• 2025-08-28 Listed for Rent $2,000 APPFOLIO
• 2025-07-11 Price Changed $229,000 NTREIS
• 2025-06-26 Price Changed $230,000 NTREIS
• 2025-06-06 Price Changed $244,995 NTREIS
• 2025-05-08 Listed $259,995 NTREIS
• 2022-04-12 Sold (Public Records) — Public Records
• 2022-04-07 Sold (MLS) — NTREIS
• 2022-02-18 Listed $99,000 NTREIS

Property tax history

+8.5%/yr

Latest (2025): $2,203 · -2.3% YoY. Source: county tax records.