Real Estate Investing in Waco, Texas (76710)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76710 (Waco, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.5% of homes vacant — above national norms.
What’s happening in Waco, TX (76710)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 76710 Waco
ZIP 76710 inside McLennan County looks affordable on the surface — median value of $250K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,171/mo on a $250K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 76710 sits below the stated 0.0% once reality is priced in.
Regionally, 76710 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
On the rental side, 23,270 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 76710 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Waco:
Property Strategy for 76710
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $183,219 | $1,240 | 4.9% | +6.2% | $91,610 |
| 3BR | $233,926 | $1,600 | 4.9% | +6.7% | $77,975 |
| 4BR | $383,514 | $1,650 | 3.1% | +6.3% | $95,879 |
| 5BR | $654,668 | — | — | +7.6% | $130,934 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76710 Compare?
| Metric | 76710 | Waco | Waco, TX | Texas |
|---|---|---|---|---|
| Home Value | $249,594 | $120,642 | N/A | $297,000 |
| 5-Year CAGR | 3.8% | 4.2% | N/A | 5.4% |
| Avg Rent | $1,171 | $1,382 | N/A | - |
| Cap Rate | 3.7% | 5.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76710 (Waco, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,594 |
| Monthly Rent | $1,171 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76710
Population: 23,270
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 76710
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
PROVIDENT HEIGHTS EL
WEST AVENUE EL
DEAN HIGHLAND EL
HARMONY SCHOOL OF INNOVATION - WACO
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,693 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Waco, TX?
Expect median prices around $250K in Waco, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Can owner-occupants cash flow in Waco, TX?
Waco, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $250K price point reasonable to enter.
Are landlord laws favorable in Waco, TX?
Waco, TX operates under TX law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What do rentals go for in Waco, TX?
Rental rates in Waco, TX average $1,171/mo. Tenant demand and $250K home values make the yield look reasonable by investor standards.
Are tenants stable in Waco, TX?
Working renters make up the core of the Waco, TX tenant base. The pool is reasonable for investors targeting long-term holds.
You know 76710 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76710 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 76710 ranks in Waco, TX
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