4137 Hiland Dr · Beverly Hills, TX 76711

$179,900

3 bd · 1.5 ba · 1,383 sqft · SingleFamily public records · 64 Days on market

Built 1960 0.26 ac lot $130/sqft · 7% above area Est $168k · 7% over ↓ 10% since listing

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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 +10.2/30.0
• Appreciation +6.8/10.0
• ARV discount +4.4/15.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to the beautifully maintained home located in the Heart of Waco! This 4 bedroom, 1.5 bathroom residence offers both comfort and convenience. The living room, kitchen, dining area flow seamlessly, creating the perfect space for entertaining. Retreat to the enclosed back patio overlooking the peaceful backyard ideal for relaxing or entertaining. Don't miss this opportunity to own this move-in ready gem that is just a short drive to all that Waco has to offer.

Key facts

• Peaceful backyard
• Enclosed back patio
• 0.26 acre lot

Tags

• ENCLOSED BACK PATIO
• PEACEFUL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.5% below list).
• Recommended offer: $148k (17.5% 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: 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $148,364 (17.5% 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 64 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 1960 — 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 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?
7. 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?
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: 0.82% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $168,313
• List price: $179,900
• Delta: 6.88%
• 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
3901 Acree St	0.27mi	3/1.5	1,408 (+2%)	12mo	$235,000	$167	74
1313 Dartmouth St	0.36mi	3/2.0	1,428 (+3%)	6mo	$199,000	$139	71
1512 Holly Vista St	0.43mi	3/2.0	1,487 (+8%)	0mo	$269,999	$182	65
821 Columbia St	0.26mi	3/1.5	1,554 (+12%)	7mo	$245,000	$158	61
3820 James Ave	0.66mi	3/1.0	1,339 (-3%)	4mo	$200,000	$149	58
1512 Lexington	0.43mi	4/2.0 (+1)	1,456 (+5%)	8mo	$248,500	$171	58
3917 Charlton Ave	0.47mi	3/2.0	1,230 (-11%)	5mo	$237,000	$193	54
1413 Shelburne St	0.45mi	3/2.0	1,216 (-12%)	4mo	$199,900	$164	53
1520 Holly Vista St	0.45mi	3/1.5	1,573 (+14%)	9mo	$135,000	$86	48
5000 Inwood Dr	0.61mi	3/1.0	1,221 (-12%)	6mo	$199,000	$163	46
5107 Inwood Dr	0.53mi	4/1.5 (+1)	1,200 (-13%)	4mo	$45,000	$38	45
5039 Inwood Dr	0.63mi	3/1.0	1,231 (-11%)	13mo	$185,000	$150	40

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: 6.7%
• Equity multiple: 1.40×
• Total profit: $20,085
• Equity at exit: $86,682

10-year hold

• IRR: 9.1%
• Equity multiple: 2.46×
• Total profit: $73,341
• Equity at exit: $138,277

Cash invested: $50,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$943
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-102

Break-even live

Break-even rent $1,613

Max offer price $161,853

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Acree St Waco, TX	3.0	1.5	984	$1,295	$1.32	21d	1	0.17mi
3812 Hiland Dr Waco, TX	3.0	1.0	1124	$995	$0.89	13d	1	0.33mi
4009 James Ave Waco, TX	3.0	1.0	1056	$1,495	$1.42	21d	1	0.54mi
828 Horseshoe Dr Waco, TX	3.0	2.0	1219	$1,750	$1.44	21d	1	0.59mi
700 S Valley Mills Dr Waco, TX	1.0–2.0	1.0–1.5	850	$995	$1.17	13d	2	0.60mi
4900 Bagby Ave Waco, TX	3.0	1.0–2.0	1026	$1,650	$1.61	21d	1	0.97mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$2,094	$2.12	13d	20	1.01mi
5210 Bagby Ave Waco, TX	1.0–3.0	1.0–2.0	1014	$1,695	$1.67	13d	12	1.02mi
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	44d	1	1.20mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	13d	1	1.26mi
2500 Marketplace Dr Waco, TX	1.0–2.0	1.0–2.0	921	$1,560	$1.69	13d	10	1.29mi
2601 Flint Ave Waco, TX	3.0	2.0	1356	$1,720	$1.27	44d	1	1.34mi
3743 Vista Cove Dr Waco, TX	3.0	2.0	1509	$1,850	$1.23	21d	1	1.37mi
3621 Gorman Ave Waco, TX	3.0	1.5	1086	$1,950	$1.80	13d	1	1.39mi
4320 Guthrie Cir Waco, TX	3.0	1.0	1069	$1,700	$1.59	21d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Active 64 DOM
2. 2026-06-17
   days on market $179,900 Active 63 DOM
3. 2026-06-16
   days on market $179,900 Active 62 DOM
4. 2026-06-15
   days on market $179,900 Active 61 DOM
5. 2026-06-14
   days on market $179,900 Active 59 DOM
6. 2026-06-13
   days on market $179,900 Active 58 DOM
7. 2026-06-10
   days on market $179,900 Active 56 DOM
8. 2026-06-09
   days on market $179,900 Active 55 DOM
9. 2026-06-08
   days on market $179,900 Active 54 DOM
10. 2026-06-07
    days on market $179,900 Active 53 DOM
11. 2026-06-05
    days on market $179,900 Active 50 DOM
12. 2026-06-03
    days on market $179,900 Active 49 DOM
13. 2026-06-02
    days on market $179,900 Active 48 DOM
14. 2026-06-01
    days on market $179,900 Active 47 DOM
15. 2026-05-31
    days on market $179,900 Active 46 DOM
16. 2026-05-30
    days on market $179,900 Active 45 DOM
17. 2026-05-19
    price $179,900 469-char remark

    Show marketing remark (469 chars)

    Welcome to the beautifully maintained home located in the Heart of Waco! This 4 bedroom, 1.5 bathroom residence offers both comfort and convenience. The living room, kitchen, dining area flow seamlessly, creating the perfect space for entertaining. Retreat to the enclosed back patio overlooking the peaceful backyard ideal for relaxing or entertaining. Don't miss this opportunity to own this move-in ready gem that is just a short drive to all that Waco has to offer.

18. 2026-05-06
    price $189,900 469-char remark

    Show marketing remark (469 chars)

    Welcome to the beautifully maintained home located in the Heart of Waco! This 4 bedroom, 1.5 bathroom residence offers both comfort and convenience. The living room, kitchen, dining area flow seamlessly, creating the perfect space for entertaining. Retreat to the enclosed back patio overlooking the peaceful backyard ideal for relaxing or entertaining. Don't miss this opportunity to own this move-in ready gem that is just a short drive to all that Waco has to offer.

19. 2026-04-15
    listed $200,000 Active 469-char remark

    Show marketing remark (469 chars)

    Welcome to the beautifully maintained home located in the Heart of Waco! This 4 bedroom, 1.5 bathroom residence offers both comfort and convenience. The living room, kitchen, dining area flow seamlessly, creating the perfect space for entertaining. Retreat to the enclosed back patio overlooking the peaceful backyard ideal for relaxing or entertaining. Don't miss this opportunity to own this move-in ready gem that is just a short drive to all that Waco has to offer.

20. 2000-11-08
    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: $3,070 · $256/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$222/yr (+$18/mo · 7.2%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,804
• − Mortgage interest: −$10,077
• − Property taxes: −$3,070
• − Insurance: −$900
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,233
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $-188/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

-10.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $179,900 NTREIS
• 2026-05-06 Price Changed $189,900 NTREIS
• 2026-04-15 Listed $200,000 NTREIS
• 2000-11-08 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,070 · +9.7% YoY. Source: county tax records.