1312 S 30th St · Beverly Hills, TX 76711

$245,000

1 bd · 1.0 ba · 1,630 sqft · MultiFamily public records · 430 Days on market

Built 1950 $150/sqft · 20% below area Est $305k · 20% 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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Check out this multi-family property on S. 30th Street. Close proximity to S. Valley Mills Drive, IH-35 and various shopping and restaurants. This multi-family property consists of two (2) units. Unit A is a 2BR / 1BA, 660 SF, upstairs unit. Unit B is a 2BR / 1BA, 700 SF, downstairs unit. Buyer and buyer’s agent to verify all details. 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

• Built 1950
• Listed 429 days

Tags

• MULTI-FAMILY PROPERTY
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RESTAURANTS
• CLOSE PROXIMITY TO IH-35

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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 $235k (4.0% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#871 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, 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 (+2.6%/yr); 43 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• At $2,352/mo this rent would consume 53% of the median local household income ($53k/yr) (locally 424% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.6% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 2.6% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 24523% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $215,600 (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 1950 — 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 F-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 F 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $305,100
• List price: $245,000
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.57% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.81×
• Total profit: $55,605
• Equity at exit: $118,050

10-year hold

• IRR: 15.1%
• Equity multiple: 3.34×
• Total profit: $160,207
• Equity at exit: $188,314

Cash invested: $68,600 (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 76711

• Home prices YoY: 1.4%
• Rents YoY: 2.6%
• Active inventory: 43
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $308

Break-even live

Break-even rent $1,962

Max offer price $245,000

Occupancy floor 82%

Sensitivity live

Price	-10% $447	-5% $377	+0% $308	+5% $239	+10% $169
Rent	-10% $122	-5% $215	+0% $308	+5% $401	+10% $494
Rate	-1.0pp $432	-0.5pp $370	base $308	+0.5pp $245	+1.0pp $180

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,352
Total (2 units)			$2,352

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	44d	1	0.93mi
1800 Primrose Dr Waco, TX	1.0–4.0	1.0–2.0	942	$850	$0.90	14d	33	1.21mi
1342 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	14d	1	1.25mi
1923 Austin Ave Unit 5202 Waco, TX	2.0	2.5	1265	$1,395	$1.10	22d	1	1.25mi
516 N 31st St Unit 1 Waco, TX	1.0	1.0	1100	$1,000	$0.91	44d	1	1.26mi
516 N 31st St Waco, TX	1.0	1.0	1100	$1,000	$0.91	22d	1	1.26mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	14d	1	1.27mi
1326 Park Ave Waco, TX	2.0	2.5	1143	$1,400	$1.22	22d	1	1.27mi
1311 Speight Ave Waco, TX	2.0	2.5	1143	$1,195	$1.05	14d	1	1.29mi
1311 Speight Ave #1311 Waco, TX	2.0	2.5	1143	$1,500	$1.31	22d	1	1.29mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	22d	1	1.47mi
1300 S 11th St Waco, TX	2.0	2.5	1083	$1,209	$1.12	14d	14	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $245,000 Active 430 DOM
2. 2026-06-17
   days on market $245,000 Active 429 DOM
3. 2026-06-16
   days on market $245,000 Active 428 DOM
4. 2026-06-15
   days on market $245,000 Active 427 DOM
5. 2026-06-14
   days on market $245,000 Active 425 DOM
6. 2026-06-13
   days on market $245,000 Active 424 DOM
7. 2026-06-10
   days on market $245,000 Active 422 DOM
8. 2026-06-09
   days on market $245,000 Active 421 DOM
9. 2026-06-08
   days on market $245,000 Active 420 DOM
10. 2026-06-07
    days on market $245,000 Active 419 DOM
11. 2026-06-05
    days on market $245,000 Active 416 DOM
12. 2026-06-03
    days on market $245,000 Active 415 DOM
13. 2026-06-02
    days on market $245,000 Active 414 DOM
14. 2026-06-01
    days on market $245,000 Active 413 DOM
15. 2026-05-31
    days on market $245,000 Active 412 DOM
16. 2026-05-30
    days on market $245,000 Active 411 DOM
17. 2026-04-04
    listed $995
18. 2026-01-17
    historical $995
19. 2025-10-04
    listed $995
20. 2025-01-10
    historical $995
21. 2024-09-26
    listed $245,000 Active 473-char remark

    Show marketing remark (473 chars)

    Check out this multi-family property on S. 30th Street. Close proximity to S. Valley Mills Drive, IH-35 and various shopping and restaurants. This multi-family property consists of two (2) units. Unit A is a 2BR / 1BA, 660 SF, upstairs unit. Unit B is a 2BR / 1BA, 700 SF, downstairs unit. Buyer and buyer’s agent to verify all details. This property can be sold as a one-off or grouped with other properties as an investment package. For further details, please ask.

22. 2024-09-07
    listed $995
23. 2024-06-27
    historical $975
24. 2024-04-23
    listed $975
25. 2024-03-22
    historical
26. 2023-06-20
    listed $250,000
27. 2021-06-03
    historical
28. 2021-01-26
    listed $89,900
29. 2015-12-17
    soldstatus
30. 2008-10-20
    soldstatus
31. 2002-02-04
    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: $1,957 · $163/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$2,527/yr (+$211/mo · 129.2%)

ⓘ 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 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,224
• − Mortgage interest: −$13,724
• − Property taxes: −$1,957
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$7,127
• Taxable loss: −$324
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $3,776/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 — Beverly Hills

• Score: 63/100
• State rank: #871
• US rank: #15705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, TX
• County: McLennan County · 213,088 people
• Metro: Waco, TX
• Population (ZIP): 9,676
• Household income: $53,185
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 424.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 43% White 23% Black 12% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 1% Italian 1% Portuguese 1%
• Foreign-born: 27% · Canada, China
• Languages at home: 53% English-only · Spanish 45% Tagalog/Filipino 1% 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: ▲ 3.57%
• Current HPI: 261.7166
• Rent YoY: ▲ 2.62%
• 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

+172.5% since first listed

15 events — show timeline

• 2026-04-04 Listed for Rent $995 APPFOLIO
• 2026-01-17 Rental Removed $995 APPFOLIO
• 2025-10-04 Listed for Rent $995 APPFOLIO
• 2025-01-10 Rental Removed $995 APPFOLIO
• 2024-09-26 Listed $245,000 NTREIS
• 2024-09-07 Listed for Rent $995 APPFOLIO
• 2024-06-27 Rental Removed $975 APPFOLIO
• 2024-04-23 Listed for Rent $975 APPFOLIO
• 2024-03-22 Listing Removed — NTREIS
• 2023-06-20 Listed $250,000 NTREIS
• 2021-06-03 Listing Removed — NTREIS
• 2021-01-26 Listed $89,900 NTREIS
• 2015-12-17 Sold (Public Records) — Public Records
• 2008-10-20 Sold (Public Records) — Public Records
• 2002-02-04 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,957 · -0.3% YoY. Source: county tax records.