3213 Dottavio · Waco, TX 76655

$289,500

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 119 Days on market

Built 2023 Good condition 7,144 sqft lot 2-car garage $181/sqft · at area comps Est $295k · at est. $150/mo HOA · 6% of rent

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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 +9.7/30.0
• ARV discount +8.3/15.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home located in the highly sought-after Midway ISD! Located in a great neighborhood, this home offers the perfect blend of comfort and functionality for everyday living. Step inside to discover a spacious open-concept layout that seamlessly connects the kitchen, dining, and living areas—ideal for entertaining guests or enjoying quality time at home. The large kitchen features ample counter space and flows effortlessly into the dining and living areas, creating a bright and inviting atmosphere.

Key facts

• Large kitchen
• Welcoming community
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• LARGE KITCHEN
• NEIGHBORHOOD PLAYGROUND
• WELCOMING COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (14.4% below list).
• Recommended offer: $248k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: crime D, commute F, employment D-.
• Midway ISD (other): math 61% / reading 58% proficiency, ranked #56 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Park Hill El (611 students, 43% FRL); Midway Middle (math 58% / reading 58%, grade B, #197 of 1,662 statewide, top 12%, 1,075 students, 47% FRL); Midway H S (math 66% / reading 67%, grade B, #186 of 1,632 statewide, top 11%, 2,648 students, 32% FRL).
• Market conditions: 406 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 119 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $247,752 (14.4% 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 119 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
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: 0.86% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (median comp): $294,545
• List price: $289,500
• Delta: -1.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Warren Rd	1.79mi	3/2.0	1,625 (+2%)	0mo	$329,900	$203	62
3270 Spring Valley Rd	2.15mi	3/2.0	1,545 (-3%)	6mo	$269,000	$174	55
107 Hope Cir	1.93mi	4/2.0 (+1)	1,568 (-2%)	14mo	$100,000	$64	45
122 Marcy Ln	2.00mi	3/1.0	1,632 (+2%)	20mo	$90,000	$55	41
2404 Cambridge	0.79mi	3/2.0	1,469 (-8%)	13mo	$280,000	$191	40
113 Presley Dr	1.84mi	3/2.0	1,456 (-9%)	13mo	$159,000	$109	39
550 Jon St	2.06mi	3/2.0	2,049 (+28%)	11mo	$342,900	$167	31
12647 Chapel Rd	1.61mi	3/2.0	2,052 (+28%)	12mo	$359,125	$175	30
2977 Old Lorena Rd	1.69mi	3/1.0	1,317 (-18%)	8mo	$292,500	$222	29
12777 Chapel Rd	1.72mi	3/2.0	1,305 (-18%)	15mo	$265,000	$203	28
2859 Old Lorena Rd	1.73mi	3/2.0	1,898 (+19%)	19mo	$390,000	$205	24
212 Warren Rd	1.76mi	3/2.0	1,864 (+17%)	20mo	$414,900	$223	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-59,051
• Equity at exit: $43,165

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-66,694
• Equity at exit: $25,031

Cash invested: $81,060 (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 →

Active competition Active MLS

• For sale now: 96 active · 48 under contract
• Median asking: $306,912 ($190/sqft)
• Median days on market: 78 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76655

• Home prices YoY: -31.3%
• Active inventory: 406
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,478 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$361 /mo · $4,333/yr
• Insurance: −$121
• HOA: −$150
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-193

Break-even live

Break-even rent $2,721

Max offer price $255,472

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-111	+0% $-193	+5% $-275	+10% $-357
Rent	-10% $-388	-5% $-290	+0% $-193	+5% $-95	+10% $3
Rate	-1.0pp $-47	-0.5pp $-119	base $-193	+0.5pp $-268	+1.0pp $-344

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: $72,375
• Closing costs: $8,685
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 Marston Rd Lorena, TX	4.0	2.0	1850	$2,800	$1.51	139d	1	0.21mi
3217 Jackal Dr Lorena, TX	4.0	2.0	1840	$2,400	$1.30	116d	1	0.25mi
3000 Risinger Rd Lorena, TX	4.0	2.0	1840	$2,300	$1.25	6d	1	0.26mi
3128 Brosnan Rd Lorena, TX	3.0	2.0	1717	$2,350	$1.37	139d	1	0.28mi
3117 Sherco Rd Lorena, TX	3.0	2.0	1469	$2,000	$1.36	139d	1	0.37mi
2809 Keathley Dr Lorena, TX	3.0	2.0	1565	$2,100	$1.34	139d	1	0.43mi
2813 Gilchrist Dr Lorena, TX	3.0	2.0	1529	$2,200	$1.44	139d	1	0.46mi
3012 Teasdale Rd Lorena, TX	4.0	2.0	1873	$2,500	$1.33	0d	1	0.55mi
12516 Tarres Ct Lorena, TX	3.0	2.0	1505	$2,300	$1.53	0d	1	0.61mi
2701 Skinner Dr Lorena, TX	3.0	2.0	1573	$2,400	$1.53	139d	1	0.61mi
10312 Sierra West Dr Waco, TX	3.0	2.0	1560	$2,300	$1.47	116d	1	0.91mi

Property features AI

Finance

• Other: Playground in community
• HOA & community: Mandatory HOAQuarterly HOA fee: $450HOA includes full use of facilitiesHOA managed by Berkshire Hathaway

Exterior

• Parking: Attached 2-car garageGarage faces frontGarage door opener2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: City waterCity sewerCable availableCommunity mailboxCurbs
• Home design: Single family residenceOne storyResidential propertyBuilt in 2023Preowned
• Construction: Composition roofSlab foundationBuilt in 2023
• Exterior features: Covered patio/porchCovered porch(es)Privacy wood fencing with gate

Interior

• Kitchen: DishwasherElectric rangeMicrowaveVented exhaust fanPantryEat-in kitchen
• Bedrooms: 3 bedroomsPrimary bedroom on main level
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Open floorplanEat-in kitchenPantryDouble vanityWalk-in closet(s)High speed internet availableWindow coverings
• Laundry & utility: Utility roomWasher hookupElectric water heater

Listing history 50 events

1. 2026-09-23
   days on market $289,500 Active 119 DOM
2. 2026-09-20
   days on market $289,500 Active 116 DOM
3. 2026-09-19
   days on market $289,500 Active 114 DOM
4. 2026-09-17
   days on market $289,500 Active 113 DOM
5. 2026-09-17
   days on market $289,500 Active 112 DOM
6. 2026-09-16
   days on market $289,500 Active 111 DOM
7. 2026-09-14
   days on market $289,500 Active 110 DOM
8. 2026-09-13
   days on market $289,500 Active 109 DOM
9. 2026-09-12
   days on market $289,500 Active 108 DOM
10. 2026-09-11
    days on market $289,500 Active 107 DOM
11. 2026-09-05
    days on market $289,500 Active 101 DOM
12. 2026-09-04
    days on market $289,500 Active 100 DOM
13. 2026-09-03
    days on market $289,500 Active 99 DOM
14. 2026-09-02
    days on market $289,500 Active 98 DOM
15. 2026-08-31
    days on market $289,500 Active 95 DOM
16. 2026-08-29
    days on market $289,500 Active 94 DOM
17. 2026-08-28
    days on market $289,500 Active 93 DOM
18. 2026-08-27
    days on market $289,500 Active 92 DOM
19. 2026-08-26
    days on market $289,500 Active 91 DOM
20. 2026-08-25
    days on market $289,500 Active 90 DOM
21. 2026-08-24
    days on market $289,500 Active 89 DOM
22. 2026-08-23
    days on market $289,500 Active 88 DOM
23. 2026-08-22
    days on market $289,500 Active 87 DOM
24. 2026-08-21
    days on market $289,500 Active 86 DOM
25. 2026-08-20
    days on market $289,500 Active 85 DOM
26. 2026-08-19
    days on market $289,500 Active 84 DOM
27. 2026-08-18
    days on market $289,500 Active 83 DOM
28. 2026-08-17
    pricedays on market $289,500 Active 82 DOM
29. 2026-08-16
    days on market $295,900 Active 81 DOM
30. 2026-08-15
    days on market $295,900 Active 80 DOM
31. 2026-08-14
    days on market $295,900 Active 79 DOM
32. 2026-08-13
    days on market $295,900 Active 78 DOM
33. 2026-08-12
    days on market $295,900 Active 77 DOM
34. 2026-08-11
    days on market $295,900 Active 76 DOM
35. 2026-08-10
    days on market $295,900 Active 75 DOM
36. 2026-08-09
    days on market $295,900 Active 74 DOM
37. 2026-08-08
    days on market $295,900 Active 73 DOM
38. 2026-08-07
    days on market $295,900 Active 72 DOM
39. 2026-08-06
    days on market $295,900 Active 71 DOM
40. 2026-08-05
    days on market $295,900 Active 70 DOM
41. 2026-08-04
    days on market $295,900 Active 69 DOM
42. 2026-08-03
    days on market $295,900 Active 68 DOM
43. 2026-07-31
    days on market $295,900 Active 65 DOM
44. 2026-07-30
    pricedays on market $295,900 Active 64 DOM
45. 2026-07-29
    days on market $299,900 Active 63 DOM
46. 2026-07-27
    days on market $299,900 Active 61 DOM
47. 2026-07-26
    days on market $299,900 Active 60 DOM
48. 2026-07-24
    days on market $299,900 Active 58 DOM
49. 2026-07-23
    days on market $299,900 Active 57 DOM
50. 2026-07-22
    days on market $299,900 Active 56 DOM

ⓘ 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: $4,333 · $361/mo
• Projected year-2 tax: $5,298 · $441/mo
• Expected delta: +$965/yr (+$80/mo · 22.3%)

ⓘ 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 ≥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: $29,730
• − Mortgage interest: −$16,217
• − Property taxes: −$4,333
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$1,800
• − Depreciation: −$8,422
• Taxable loss: −$7,245
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-573/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This charming 3-bedroom, 2-bath home in the Midway ISD is in excellent condition with a good condition score of 80. It offers a spacious open-concept layout and modern finishes, making it an attractive option for both buyers and renters. With minor updates, it can further enhance its value and appeal to a wider audience.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters. ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Park Hill El Middle Midway Middle B TX #197/1,662 Nat'l #2,084/14,009 High Midway H S B TX #186/1,632 Nat'l #2,657/17,239

Schools (NCES district)

• District: Midway ISD
• NCES district ID: 4830640
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $67,076
• Composite: 52.32/100
• National rank: #1593
• State rank: #56 of 826 in TX

B Composite livability gradescore 74/100

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 · 264,191 people
• City population: 125,319
• Metro: Waco, TX
• Population (ZIP): 10,603
• Household income: $99,917
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 2%

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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: ▼ -105.10%
• Current HPI: 230.4333
• Rent YoY: —
• Metro: Waco, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Playground in community
• HOA & community: Mandatory HOAQuarterly HOA fee: $450HOA includes full use of facilitiesHOA managed by Berkshire Hathaway

Exterior

• Parking: Attached 2-car garageGarage faces frontGarage door opener2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: City waterCity sewerCable availableCommunity mailboxCurbs
• Home design: Single family residenceOne storyResidential propertyBuilt in 2023Preowned
• Construction: Composition roofSlab foundationBuilt in 2023
• Exterior features: Covered patio/porchCovered porch(es)Privacy wood fencing with gate

Interior

• Kitchen: DishwasherElectric rangeMicrowaveVented exhaust fanPantryEat-in kitchen
• Bedrooms: 3 bedroomsPrimary bedroom on main level
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Open floorplanEat-in kitchenPantryDouble vanityWalk-in closet(s)High speed internet availableWindow coverings
• Laundry & utility: Utility roomWasher hookupElectric water heater

Price history

1 event — show timeline

• 2026-05-27 Listed $299,900 NTREIS

Property tax history

+9.7%/yr

Latest (2025): $4,333 · +20.8% YoY. Source: county tax records.