3807 Beverly Dr · Beverly Hills, TX 76711

$145,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 74 Days on market

Built 1948 9,365 sqft lot Est $228k · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +6.8/10.0
• 1% rule +4.5/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Cute 3 Bedroom 2 Bath home in the Heart of Waco. The living area and 2 bedrooms feature original wood floors and tons of light with lots of windows and great closet space. The kitchen has all been painted and features luxury vinyl plank flooring, stainless steel appliances, granite counter and subway tile backsplash. At the back of the home is the 2nd living area and laundry room as well as the master suite which features a huge walk in closet and en suite bath with new tub surround and granite counters. The hall bath has also been redone, with new tub surround, vanity and fixtures. The backyard features an elevated covered patio, tons of trees for shade and a garage/carport for storage.

Key facts

• Bright living area
• Tree shaded backyard
• 9,365 sq ft lot

Tags

• PRIVATE PRIMARY BEDROOM SUITE
• TREE SHADED BACKYARD
• BRIGHT LIVING AREA
• WELL EQUIPPED HALL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-62 ($-741/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.3% below list).
• Recommended offer: $134k (7.5% below list) — sets the bar for cash-flow.

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: Kendrick El (math 15% / reading 19%, grade F, #3,836 of 4,322 statewide, top 91%, 482 students, 96% FRL); 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; 20 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).
• This rent runs 31% 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 $6k of equity ($1k loan paydown + $5k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 74 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,093 (7.5% 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 74 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.95% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 Acree St	0.17mi	3/1.5	1,408 (0%)	13mo	$235,000	$167	80
1313 Dartmouth St	0.40mi	3/2.0	1,428 (+1%)	6mo	$199,000	$139	74
821 Columbia St	0.12mi	3/1.5	1,554 (+10%)	7mo	$245,000	$158	69
1512 Holly Vista St	0.57mi	3/2.0	1,487 (+6%)	0mo	$269,999	$182	64
3501 Bagby Ave	0.65mi	3/2.0	1,351 (-4%)	1mo	$204,000	$151	62
3820 James Ave	0.54mi	3/1.0	1,339 (-5%)	5mo	$200,000	$149	59
1512 Lexington	0.52mi	4/2.0 (+1)	1,456 (+3%)	8mo	$248,500	$171	58
3917 Charlton Ave	0.39mi	3/2.0	1,230 (-13%)	5mo	$237,000	$193	57
1413 Shelburne St	0.41mi	3/2.0	1,216 (-14%)	4mo	$199,900	$164	55
1709 Nelva St	0.75mi	3/2.0	1,513 (+8%)	6mo	$225,000	$149	48
3401 James Ave	0.63mi	3/2.5	1,536 (+9%)	8mo	$249,000	$162	47
1520 Holly Vista St	0.59mi	3/1.5	1,573 (+12%)	9mo	$135,000	$86	44

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: 7.3%
• Equity multiple: 1.43×
• Total profit: $17,509
• Equity at exit: $69,866

10-year hold

• IRR: 9.6%
• Equity multiple: 2.53×
• Total profit: $61,987
• Equity at exit: $111,451

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$760
• Tax from tax record: −$326 /mo · $3,913/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-62

Break-even live

Break-even rent $1,452

Max offer price $134,093

Occupancy floor 99%

Sensitivity live

Price	-10% $20	-5% $-21	+0% $-62	+5% $-103	+10% $-144
Rent	-10% $-170	-5% $-116	+0% $-62	+5% $-7	+10% $47
Rate	-1.0pp $11	-0.5pp $-25	base $-62	+0.5pp $-99	+1.0pp $-138

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 Hiland Dr Waco, TX	3.0	1.0	1124	$995	$0.89	15d	1	0.03mi
4000 Acree St Waco, TX	3.0	1.5	984	$1,295	$1.32	22d	1	0.18mi
700 S Valley Mills Dr Waco, TX	1.0–2.0	1.0–1.5	850	$995	$1.17	15d	2	0.30mi
4009 James Ave Waco, TX	3.0	1.0	1056	$1,495	$1.42	22d	1	0.53mi
828 Horseshoe Dr Waco, TX	3.0	2.0	1219	$1,750	$1.44	22d	1	0.90mi
2900 Austin Ave Waco, TX	2.0	2.0	1176	$1,195	$1.02	45d	1	0.96mi
2601 Flint Ave Waco, TX	3.0	2.0	1356	$1,720	$1.27	45d	1	1.02mi
3200 Belmont Dr Unit 3228 Waco, TX	2.0	2.0	995	$1,500	$1.51	15d	1	1.04mi
2201 Creekview Dr Waco, TX	1.0–3.0	1.0–2.0	990	$2,094	$2.12	15d	20	1.17mi
4900 Bagby Ave Waco, TX	3.0	1.0–2.0	1026	$1,650	$1.61	22d	1	1.18mi
5210 Bagby Ave Waco, TX	1.0–3.0	1.0–2.0	1014	$1,695	$1.67	15d	12	1.25mi
3743 Vista Cove Dr Waco, TX	3.0	2.0	1509	$1,850	$1.23	22d	1	1.27mi
3621 Gorman Ave Waco, TX	3.0	1.5	1086	$1,950	$1.80	15d	1	1.31mi
2300 Washington Ave Waco, TX	3.0	1.0	1232	$1,650	$1.34	15d	1	1.40mi
2601 Fort Ave Unit 4 Waco, TX	2.0	1.0	1000	$990	$0.99	45d	1	1.40mi
2021 Gurley Ave Waco, TX	3.0	2.0	1320	$1,500	$1.14	22d	1	1.42mi
2714 Morrow Ave Waco, TX	2.0	1.0	1484	$1,375	$0.93	22d	1	1.43mi
3447 Pewitt Dr Waco, TX	2.0	1.0	907	$1,350	$1.49	15d	1	1.45mi
2500 Marketplace Dr Waco, TX	1.0–2.0	1.0–2.0	921	$1,560	$1.69	15d	10	1.48mi
3430 Pewitt Dr Waco, TX	2.0	1.0	916	$1,150	$1.26	45d	1	1.49mi

Listing history 12 events

1. 2026-04-21
   status Pending
2. 2026-03-13
   price $145,000
3. 2026-02-17
   status Active
4. 2026-01-30
   status Pending
5. 2026-01-19
   listed $169,000 Active
6. 2022-07-19
   soldstatus
7. 2022-07-18
   soldstatus 700-char remark

   Show marketing remark (700 chars)

   Cute 3 Bedroom 2 Bath home in the Heart of Waco. The living area and 2 bedrooms feature original wood floors and tons of light with lots of windows and great closet space. The kitchen has all been painted and features luxury vinyl plank flooring, stainless steel appliances, granite counter and subway tile backsplash. At the back of the home is the 2nd living area and laundry room as well as the master suite which features a huge walk in closet and en suite bath with new tub surround and granite counters. The hall bath has also been redone, with new tub surround, vanity and fixtures. The backyard features an elevated covered patio, tons of trees for shade and a garage/carport for storage.

8. 2022-05-26
   listed $199,000 700-char remark

   Show marketing remark (700 chars)

   Cute 3 Bedroom 2 Bath home in the Heart of Waco. The living area and 2 bedrooms feature original wood floors and tons of light with lots of windows and great closet space. The kitchen has all been painted and features luxury vinyl plank flooring, stainless steel appliances, granite counter and subway tile backsplash. At the back of the home is the 2nd living area and laundry room as well as the master suite which features a huge walk in closet and en suite bath with new tub surround and granite counters. The hall bath has also been redone, with new tub surround, vanity and fixtures. The backyard features an elevated covered patio, tons of trees for shade and a garage/carport for storage.

9. 2021-12-13
   soldstatus
10. 2021-07-31
    historical
11. 2021-06-05
    listed $124,900
12. 2004-11-10
    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: $3,913 · $326/mo
• Projected year-2 tax: $3,913 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22 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: $16,483
• − Mortgage interest: −$8,122
• − Property taxes: −$3,913
• − Insurance: −$725
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,218
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $11/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

+16.1% since first listed

12 events — show timeline

• 2026-04-21 Pending — NTREIS
• 2026-03-13 Price Changed $145,000 NTREIS
• 2026-02-17 Relisted — NTREIS
• 2026-01-30 Pending — NTREIS
• 2026-01-19 Listed $169,000 NTREIS
• 2022-07-19 Sold (Public Records) — Public Records
• 2022-07-18 Sold (MLS) — NTREIS
• 2022-05-26 Listed $199,000 NTREIS
• 2021-12-13 Sold (Public Records) — Public Records
• 2021-07-31 Listing Removed — NTREIS
• 2021-06-05 Listed $124,900 NTREIS
• 2004-11-10 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,913 · -0.8% YoY. Source: county tax records.