Waco is a mid-range market in the South with a smaller market with 143,006 residents. At a 3.89% estimated cap rate, this is a appreciation-focused market where rents of $1,420/mo lag behind home prices. With a median home price of $250,000 and steady population growth supports long-term rental demand, Waco is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Waco's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $250,000, the $1,420/mo rent produces only $811/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($50K at 7%) would result in approximately $-519/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 25% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Waco a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Pre-filled with Waco medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Waco.
Waco, TX has a population of 143,006 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $250,000 paired with median rents of $1,420/mo produces an estimated cap rate of 3.89%.
Property taxes at 1.7% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 6.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.8x, homes cost about 5.8 times the local median income of $42,800. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Waco is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.