2725 Lasker Ave · Waco, TX 76707

$132,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 430 Days on market

Built 1941 7,218 sqft lot $149/sqft · 23% below area Est $172k · 23% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2/1 has great potential for maximizing rental income. Property is currently occupied by a Tenant. Lease details upon request. This property can be sold as a one-off or grouped with other properties as an investment package. For further details, please ask.

Key facts

• 7,218 sq ft lot
• Built 1941
• Listed 429 days

🏷️ Possibly a rental listed for sale. The $132,000 price doesn't fit this home's estimated sale value (~$171,899) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (4.7% below list).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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 (+1.1%/yr); 144 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).
• This rent runs 37% of the median local income ($40k/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 $913 of loan paydown is wiped out by about $4k 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 430 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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

• Watch-outs: built in 1941 — 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.

Recommended offer $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $171,899
• List price: $132,000
• Delta: -23.21%
• 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
3512 Ethel Ave	0.67mi	2/1.0	926 (+5%)	0mo	$35,000	$38	60
1215 N 26th St	0.47mi	2/1.0	972 (+10%)	1mo	$45,000	$46	60
3012 Colonial Ave	0.55mi	2/1.0	954 (+8%)	2mo	$145,000	$152	60
2508 Windsor Ave	0.34mi	2/1.0	784 (-11%)	10mo	$169,900	$217	57
2708 Proctor Ave	0.53mi	2/1.0	976 (+10%)	2mo	$159,000	$163	56
3417 Ethel Ave	0.60mi	2/1.0	800 (-10%)	4mo	$175,000	$219	53
2805 Lyle Ave	0.72mi	2/1.0	928 (+5%)	9mo	$159,900	$172	51
2307 Maple Ave	0.36mi	2/2.0	1,000 (+13%)	8mo	$180,000	$180	51
3017 Live Oak Ave	0.46mi	2/1.0	1,008 (+14%)	10mo	$199,000	$197	47
3512 Leland Ave	0.71mi	2/1.0	964 (+9%)	8mo	$180,000	$187	45
1815 Maple Ave	0.71mi	2/1.0	1,008 (+14%)	2mo	$155,000	$154	42
3601 Ethel Ave	0.72mi	3/1.0 (+1)	1,001 (+13%)	1mo	$169,000	$169	38

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-15,171
• Equity at exit: $19,682

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-11,402
• Equity at exit: $11,413

Cash invested: $36,960 (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 76707

• Rents YoY: 1.1%
• Active inventory: 144
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$692
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $134

Break-even live

Break-even rent $1,089

Max offer price $132,000

Occupancy floor 84%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2714 Windsor Ave Waco, TX	2.0	1.0	979	$1,300	$1.33	43d	1	0.26mi
2621 Windsor Ave Waco, TX	2.0	1.0	1108	$1,175	$1.06	21d	1	0.31mi
2225 Trice Ave Waco, TX	2.0	1.0	803	$1,300	$1.62	43d	1	0.35mi
2225 Trice Ave Waco, TX	2.0	1.0	803	$1,300	$1.62	13d	1	0.35mi
2224 Cumberland Ave Waco, TX	2.0	1.0	768	$1,075	$1.40	43d	1	0.39mi
2705 Bosque Blvd Waco, TX	3.0	2.0	1028	$1,599	$1.56	43d	1	0.43mi
2724 Bosque Blvd Waco, TX	2.0	1.0	1120	$1,100	$0.98	21d	1	0.46mi
2225 Windsor Ave Waco, TX	2.0	1.0	840	$1,100	$1.31	43d	1	0.46mi
2632 Colonial Ave Unit B Waco, TX	2.0	1.0	896	$1,050	$1.17	21d	1	0.55mi
2404 Proctor Ave Waco, TX	1.0	1.0	837	$1,000	$1.19	21d	1	0.56mi
2402 Proctor Ave Waco, TX	1.0	1.0	1000	$950	$0.95	13d	1	0.56mi
2404 Proctor Ave Unit 2 Waco, TX	1.0	1.0	837	$950	$1.14	13d	1	0.56mi
3116 Bosque Blvd Waco, TX	2.0	1.0	1100	$1,250	$1.14	13d	1	0.57mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	43d	1	0.59mi
3121 Colonial Ave Waco, TX	3.0	2.0	1085	$1,600	$1.47	21d	1	0.59mi
2601 Herring Ave Unit 1 Waco, TX	3.0	1.0	989	$1,295	$1.31	43d	1	0.62mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	43d	1	0.66mi
2712 Lyle Ave Waco, TX	3.0	1.0	1100	$1,500	$1.36	21d	1	0.66mi
2504 Lyle Ave Waco, TX	3.0	2.0	1028	$1,475	$1.43	21d	1	0.68mi
1821 Algonquin St Waco, TX	2.0	1.0	930	$1,150	$1.24	43d	1	0.69mi
1905 N 19th St Waco, TX	1.0	1.0	816	$875	$1.07	21d	1	0.70mi
3532 Windsor Ave Waco, TX	3.0	2.0	1100	$1,475	$1.34	13d	1	0.73mi
2712 Mitchell Ave Waco, TX	3.0	1.0	1120	$1,300	$1.16	21d	1	0.73mi
3400 W Brookview Dr Waco, TX	1.0–2.0	1.0	865	$1,209	$1.40	13d	5	0.77mi
3625 Maple Ave Waco, TX	2.0	1.0	950	$1,275	$1.34	43d	1	0.78mi
1906 Bosque Blvd Unit 1 Waco, TX	1.0	1.0	880	$875	$0.99	21d	1	0.78mi
2805 Mitchell Ave Waco, TX	2.0	1.0	1024	$1,145	$1.12	13d	1	0.79mi
2121 Lyle Ave Waco, TX	2.0	1.0	1080	$1,000	$0.93	13d	1	0.81mi
2313 Mitchell Ave Waco, TX	2.0	1.0	804	$1,150	$1.43	21d	1	0.82mi
1716 Ethel Ave Unit 1714 Waco, TX	1.0	1.0	674	$1,100	$1.63	21d	1	0.84mi
1827 Proctor Ave Waco, TX	2.0	1.0	600	$1,000	$1.67	13d	1	0.85mi
1827 Proctor Ave Unit A Waco, TX	2.0	1.0	600	$1,000	$1.67	21d	1	0.85mi
2006 Gorman Ave Waco, TX	1.0	1.0	553	$700	$1.27	43d	1	0.88mi
2600 McKenzie Ave Waco, TX	3.0	1.0	1096	$1,395	$1.27	21d	1	0.90mi
3701 Parkwood St Unit 3703 Waco, TX	2.0	1.0	950	$1,075	$1.13	13d	1	0.91mi
2408 McKenzie Ave Unit A Waco, TX	3.0	2.0	872	$1,350	$1.55	21d	1	0.92mi
2332 Melissa Dr Waco, TX	2.0	1.0	990	$1,395	$1.41	13d	1	0.96mi
1309 Sunset St Waco, TX	2.0	1.0	1102	$1,295	$1.18	21d	1	0.97mi
3809 Homan Ave Waco, TX	2.0	1.0	840	$1,100	$1.31	43d	1	0.97mi
615 N 23rd St Waco, TX	2.0	1.0	900	$1,275	$1.42	21d	1	0.98mi

Listing history 26 events

1. 2026-06-18
   days on market $132,000 Active 430 DOM
2. 2026-06-17
   days on market $132,000 Active 429 DOM
3. 2026-06-16
   days on market $132,000 Active 428 DOM
4. 2026-06-15
   days on market $132,000 Active 427 DOM
5. 2026-06-14
   days on market $132,000 Active 425 DOM
6. 2026-06-13
   days on market $132,000 Active 424 DOM
7. 2026-06-10
   days on market $132,000 Active 422 DOM
8. 2026-06-09
   days on market $132,000 Active 421 DOM
9. 2026-06-08
   days on market $132,000 Active 420 DOM
10. 2026-06-07
    days on market $132,000 Active 419 DOM
11. 2026-06-05
    days on market $132,000 Active 416 DOM
12. 2026-06-03
    days on market $132,000 Active 415 DOM
13. 2026-06-02
    days on market $132,000 Active 414 DOM
14. 2026-06-01
    days on market $132,000 Active 413 DOM
15. 2026-05-31
    days on market $132,000 Active 412 DOM
16. 2026-05-30
    days on market $132,000 Active 411 DOM
17. 2024-10-01
    listed $132,000 Active 261-char remark

    Show marketing remark (261 chars)

    This 2/1 has great potential for maximizing rental income. Property is currently occupied by a Tenant. Lease details upon request. This property can be sold as a one-off or grouped with other properties as an investment package. For further details, please ask.

18. 2024-03-22
    historical
19. 2023-06-14
    listed $132,000
20. 2020-03-31
    historical
21. 2019-09-30
    listed $64,900
22. 2019-09-16
    historical
23. 2018-01-31
    listed $77,700
24. 2017-03-02
    soldstatus
25. 2016-07-25
    soldstatus
26. 1999-06-14
    soldstatus

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$1,062/yr (+$88/mo · 78.4%)

ⓘ 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 · 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

Taxation est. · year 1

• Rental income: $15,102
• − Mortgage interest: −$7,394
• − Property taxes: −$1,354
• − Insurance: −$660
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,840
• Taxable loss: −$562
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,745/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): 15,879
• Household income: $40,443
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 704.0

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: 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+69.9% since first listed

10 events — show timeline

• 2024-10-01 Listed $132,000 NTREIS
• 2024-03-22 Listing Removed — NTREIS
• 2023-06-14 Listed $132,000 NTREIS
• 2020-03-31 Listing Removed — NTREIS
• 2019-09-30 Listed $64,900 NTREIS
• 2019-09-16 Listing Removed — NTREIS
• 2018-01-31 Listed $77,700 NTREIS
• 2017-03-02 Sold (Public Records) — Public Records
• 2016-07-25 Sold (Public Records) — Public Records
• 1999-06-14 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,354 · -0.3% YoY. Source: county tax records.