4102 Beverly Dr · Beverly Hills, TX 76711

$169,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 51 Days on market

Built 1942 10,803 sqft lot $232/sqft · 23% above area Est $137k · 23% over

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Why this score? — see what drove the F 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 +6.9/30.0
• Appreciation +6.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.5/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

3 bedroom 1 bathroom home in 76711! Currently rented out, reach out to schedule a showing.

Key facts

• 0.25 acre lot
• Built 1942
• Listed 51 days

Property features AI

Finance

• Other: Property is vacant for sale (standard listing, possession at closing/funding); MLS status: Active
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowner association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1942; One story
• Construction: Year built 1942
• Exterior features: Lot smaller than 0.5 acre (approximately 0.248 acres); Subdivision: Hiland

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms; One-level layout; Living area with one living area and one dining area; Interior described as Other
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (34.6% below list).
• Recommended offer: $110k (34.6% below list) — sets the bar for 1% rule.

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: crime F, 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: Alta Vista El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 545 students, 89% FRL, charter); Cesar Chavez Middle (math 16% / reading 24%, grade F, #1,428 of 1,662 statewide, top 87%, 840 students, 94% FRL); University H S (math 39% / reading 31%, grade F, #954 of 1,632 statewide, top 59%, 1,678 students, 89% FRL).
• Market conditions: Rents rising (+2.6%/yr); 43 active listings in the ZIP; 11 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

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $110,490 (34.6% 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 51 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — 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 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. 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: 0.65% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.7

CMA / ARV

• ARV (median comp): $137,428
• List price: $169,000
• Delta: 22.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Spring Branch St	0.37mi	2/1.0	812 (+12%)	10mo	$130,000	$160	56
3513 James Ave	0.69mi	1/1.0 (-1)	786 (+8%)	6mo	$84,000	$107	44
1801 Columbia St	0.62mi	2/1.0	811 (+11%)	21mo	$168,000	$207	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.18×
• Total profit: $8,661
• Equity at exit: $81,430

10-year hold

• IRR: 6.2%
• Equity multiple: 1.99×
• Total profit: $47,045
• Equity at exit: $129,898

Cash invested: $47,320 (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 76711

• Home prices YoY: 1.4%
• Rents YoY: 2.6%
• Active inventory: 43
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$886
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-257

Break-even live

Break-even rent $1,431

Max offer price $123,556

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-209	+0% $-257	+5% $-305	+10% $-353
Rent	-10% $-345	-5% $-301	+0% $-257	+5% $-214	+10% $-170
Rate	-1.0pp $-172	-0.5pp $-214	base $-257	+0.5pp $-301	+1.0pp $-346

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Valley Mills Dr Waco, TX	1.0–2.0	1.0–1.5	850	$995	$1.17	15d	2	0.54mi
4900 Bagby Ave Waco, TX	3.0	1.0–2.0	1026	$1,525	$1.49	23d	1	0.97mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$1,758	$1.78	15d	20	0.98mi
3528 W Waco Dr Apt 207 Waco, TX	1.0	1.0	500	$950	$1.90	23d	1	1.06mi
3638 W Waco Dr Waco, TX	1.0	1.0	731	$902	$1.23	15d	8	1.07mi
508 N 38th St Waco, TX	1.0	1.0	711	$795	$1.12	23d	1	1.10mi
508 N 38th St Unit 514-C Waco, TX	1.0	1.0	711	$750	$1.05	23d	1	1.10mi
701 N New Rd Unit 201 Waco, TX	1.0	1.0	650	$795	$1.22	45d	1	1.29mi
701 N New Rd Unit 101 Waco, TX	1.0	1.0	598	$995	$1.66	23d	1	1.29mi
2812 W Waco Dr Unit 15 Waco, TX	1.0	1.0	580	$950	$1.64	23d	1	1.38mi
3001 S New Rd Waco, TX	1.0–3.0	1.0–2.0	885	$1,490	$1.68	15d	15	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $169,000 Active 51 DOM
2. 2026-06-18
   days on market $169,000 Active 48 DOM
3. 2026-06-17
   days on market $169,000 Active 47 DOM
4. 2026-06-16
   days on market $169,000 Active 46 DOM
5. 2026-06-15
   days on market $169,000 Active 45 DOM
6. 2026-06-14
   days on market $169,000 Active 43 DOM
7. 2026-06-13
   days on market $169,000 Active 42 DOM
8. 2026-06-10
   days on market $169,000 Active 40 DOM
9. 2026-06-09
   days on market $169,000 Active 39 DOM
10. 2026-06-08
    days on market $169,000 Active 38 DOM
11. 2026-06-07
    days on market $169,000 Active 37 DOM
12. 2026-06-05
    days on market $169,000 Active 34 DOM
13. 2026-06-03
    days on market $169,000 Active 33 DOM
14. 2026-06-02
    days on market $169,000 Active 32 DOM
15. 2026-06-01
    days on market $169,000 Active 31 DOM
16. 2026-05-31
    days on market $169,000 Active 30 DOM
17. 2026-05-30
    days on market $169,000 Active 29 DOM
18. 2026-05-01
    listed $169,000 Active 90-char remark
19. 2017-11-27
    soldstatus
20. 2009-06-05
    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: $2,081 · $173/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,011/yr (+$84/mo · 48.6%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $13,259
• − Mortgage interest: −$9,467
• − Property taxes: −$2,081
• − Insurance: −$845
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$4,916
• Taxable loss: −$6,172
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $-1,606/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

3 events — show timeline

• 2026-05-01 Listed $169,000 NTREIS
• 2017-11-27 Sold (Public Records) — Public Records
• 2009-06-05 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,081 · -4.7% YoY. Source: county tax records.