Diligence file / Single property

1200–1202 N 9th St

1200–1202 N 9th St, Waco, TX

Priority 3Evidence as of 2026-09-05

Open screening scenario ↗

Overview

Current ask

$220,000USD

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Approximate current asking price.

Research current as of 2026-09-05

View source

Year built

1922Year

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View source View source

Building area

2,143Square feet

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View source View source

Apparent / marketed units

2Dwelling units

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Physical duplex configuration is strongly supported; legal use remains unknown.

Research current as of 2026-09-05

View source View source

Unit configuration

Bedrooms
2
Bathrooms
1
Approximate square feet
1,019
Bedrooms
3
Bathrooms
1
Approximate square feet
1,123

Dwelling units

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Exact address-to-unit mapping still requires seller documentation.

Research current as of 2026-09-05

View source

Parcel identifier

Mcad style public record reproduction: 480126030119003
Current listing alternate identifier: 1741339

CONFLICT

Authoritative reproduction · medium support confidence

Sources, caveats & notes

Do not treat the identifiers as equivalent; direct CAD reconciliation is required.

Research current as of 2026-09-05

View source View source

The diligence brief

Why it ranks

Priority 3 because the physical duplex configuration is strongly supported and the listing-stated rents are plausible from current asking-rent context. Lease expirations, address-to-rent mapping, parcel reconciliation, and lawful duplex use still gate owner occupancy.

Priority is a diligence sequence, not an investment recommendation.

What could change the case

Parcel identifier: Do not treat the identifiers as equivalent; direct CAD reconciliation is required.
Lease expirations: Gating seller evidence for owner-occupancy timing.
Current authoritative tax: Historical reproduced tax is not a current acquisition tax figure.

What the seller must prove

Both executed leases
Rent and physical-address mapping
Lease expiration schedule and owner-occupancy availability

What we should verify next

Direct McLennan CAD account and parcel identifier
City GIS zoning and legal-duplex-use evidence
Parcel-level flood record

What could kill the deal

Unresolved and weakly supported fields that can change the diligence priority. These are questions to resolve, not conclusions that a defect exists.

Parcel identifier

Do not treat the identifiers as equivalent; direct CAD reconciliation is required.

Mcad style public record reproduction: 480126030119003
Current listing alternate identifier: 1741339

CONFLICT

Authoritative reproduction · medium support confidence

Why we believe this

Do not treat the identifiers as equivalent; direct CAD reconciliation is required.

Research current as of 2026-09-05

View source View source

Lease expirations

Gating seller evidence for owner-occupancy timing.

UNKNOWNDate

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Gating seller evidence for owner-occupancy timing.

Research current as of 2026-09-05

No source attached

Current authoritative tax

Historical reproduced tax is not a current acquisition tax figure.

UNKNOWNUSD per year

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Historical reproduced tax is not a current acquisition tax figure.

Research current as of 2026-09-05

No source attached

Legal duplex use

Physical configuration does not establish lawful duplex use.

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Physical configuration does not establish lawful duplex use.

Research current as of 2026-09-05

View source View source

Flood status

Exact parcel/building-footprint determination not captured.

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Exact parcel/building-footprint determination not captured.

Research current as of 2026-09-05

View source

Executed rent

Both leases, payment evidence, and rent/address mapping are required.

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Both leases, payment evidence, and rent/address mapping are required.

Research current as of 2026-09-05

No source attached

Rent evidence

ASKING RENT COMPS · Advertised asks are not executed rents or verified collections.

Advertised total rent

$2,200USD per month

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Public asking-rent context makes the claim plausible, but leases and collections are absent.

Research current as of 2026-09-05

View source View source

Executed rent

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Both leases, payment evidence, and rent/address mapping are required.

Research current as of 2026-09-05

No source attached

Mixed 2BR 1BA and 3BR 1BA

USD per month total · medium-low confidence · 2026-09-05

Observed context span derived by adding the lowest and highest stated asks in the 2BR/1BA and 3BR/1BA sets; not a complete market survey.

Listing-stated $1,000 + $1,200 total retained for screening because the frozen report found it plausible; not executed-rent evidence.

Supported range$1,995–$2,575

$1,995$2,575

Screening center: $2,200

ESTIMATED Analytical asking-rent synthesis

ASKING RENT COMPS · Mixed 2BR 1BA and 3BR 1BA
Observation	Beds / baths	Area (sf)	Ask / month	Distance	Evidence & comparability
1616 N 7th	2 / 1	UNKNOWN	$895	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources No formal comparability label, square footage, or distance was supplied in the frozen report. Asking rent only. View source
2107 Morrow Ave	2 / 1	UNKNOWN	$1,000	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources No formal comparability label, square footage, or distance was supplied. Asking rent only. View source
1518 Cumberland Ave	2 / 1	UNKNOWN	$1,075	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources No formal comparability label, square footage, or distance was supplied. Asking rent only. View source
909 N 10th	2 / 1	UNKNOWN	$1,250	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources No formal comparability label, square footage, or distance was supplied. Asking rent only. View source
615 N 23rd St	2 / 1	UNKNOWN	$1,250	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources No formal comparability label, square footage, or distance was supplied. Asking rent only. View source
1633 N 18th	3 / 1	UNKNOWN	$1,100	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources 3BR/1BA evidence is thinner; square footage and distance not supplied. Asking rent only. View source
1825 Cumberland	3 / 1	UNKNOWN	$1,325	UNKNOWN	LISTING-STATED Listing only · Context only Notes & sources 3BR/1BA evidence is thinner; square footage and distance not supplied. Asking rent only. View source
1108 N 9th	3 / 2	UNKNOWN	UNKNOWN	UNKNOWN	LISTING-STATED Listing only · Upper context Notes & sources Frozen report says the ask was substantially higher but supplies no amount; retained as secondary context with null asking rent. View source

What we are relying on

Complete canonical fields, including load-bearing claims and estimates. No property-wide confidence score is inferred.

Asking price

$220,000USD

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Approximate current asking price.

Research current as of 2026-09-05

View source

Parcel identifier

Mcad style public record reproduction: 480126030119003
Current listing alternate identifier: 1741339

CONFLICT

Authoritative reproduction · medium support confidence

Sources, caveats & notes

Do not treat the identifiers as equivalent; direct CAD reconciliation is required.

Research current as of 2026-09-05

View source View source

Legal description

Dewey Addition, Lot 2, Block 15, approximately 0.27 acre

LISTING-STATED

Authoritative reproduction · high support confidence

Sources, caveats & notes

Secondary public-record reproduction; direct CAD/title record not archived.

Research current as of 2026-09-05

View source

Building area

2,143Square feet

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View source View source

Year built

1922Year

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View source View source

Physical unit count

2Dwelling units

LISTING-STATED

Multi source corroboration · high support confidence

Sources, caveats & notes

Physical duplex configuration is strongly supported; legal use remains unknown.

Research current as of 2026-09-05

View source View source

Marketed unit mix

Bedrooms
2
Bathrooms
1
Approximate square feet
1,019
Bedrooms
3
Bathrooms
1
Approximate square feet
1,123

Dwelling units

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Exact address-to-unit mapping still requires seller documentation.

Research current as of 2026-09-05

View source

Listing stated rents

$1,000
$1,200

USD per month by unit

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Plausible from public asking-rent context but not supported by archived leases or collections.

Research current as of 2026-09-05

View source View source

Lease expirations

UNKNOWNDate

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Gating seller evidence for owner-occupancy timing.

Research current as of 2026-09-05

No source attached

Current authoritative tax

UNKNOWNUSD per year

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Historical reproduced tax is not a current acquisition tax figure.

Research current as of 2026-09-05

No source attached

Historical reproduced tax

$1,653USD per year

LISTING-STATED

Authoritative reproduction · medium support confidence

Sources, caveats & notes

Approximate historical 2024-style field; stale for purchase underwriting.

Research current as of 2024-01-01

View source

Legal duplex use

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Physical configuration does not establish lawful duplex use.

Research current as of 2026-09-05

View source View source

Flood status

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Exact parcel/building-footprint determination not captured.

Research current as of 2026-09-05

View source

Gas permit reproduction

August 5, 2024 final gas test/line work involving five openings

LISTING-STATED

Authoritative reproduction · medium support confidence

Sources, caveats & notes

Underlying City permit record still must be archived.

Research current as of 2024-08-05

View source

Advertised total rent

$2,200USD per month

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Public asking-rent context makes the claim plausible, but leases and collections are absent.

Research current as of 2026-09-05

View source View source

Executed rent

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Both leases, payment evidence, and rent/address mapping are required.

Research current as of 2026-09-05

No source attached

What evidence is missing

Open questions

Which parcel/account identifier controls?
Which physical address corresponds to each unit and advertised rent?
When do both leases expire and when can owner occupancy occur?
Is the duplex use lawful?
What is the current authoritative tax and flood status?

Seller / agent required

Both executed leases
Rent and physical-address mapping
Lease expiration schedule and owner-occupancy availability
Collections, deposits, and concessions
Utility history and meter configuration
System and repair history

Official records required

Direct McLennan CAD account and parcel identifier
City GIS zoning and legal-duplex-use evidence
Parcel-level flood record
Permit history including the underlying gas permit

Professional diligence required

Title and parcel reconciliation
Age-appropriate building and system inspections
Property-specific insurance quote

What would change our mind

Resolution of these canonical open questions can change priority. No new numeric threshold or offer rule has been assumed.

Which parcel/account identifier controls?
Which physical address corresponds to each unit and advertised rent?
When do both leases expire and when can owner occupancy occur?
Is the duplex use lawful?
What is the current authoritative tax and flood status?

Evidence / sources

Sources resolve through the catalog. An official portal reference does not establish that a property-specific record was captured.

Frozen research artifact

Waco Investment Intelligence Finalist Public Verification Report

research/verification/2026-09-05-waco-finalist-public-verification-report.md

Model derived · Retrieved 2026-09-05

Frozen research synthesis; underlying citation tokens are cataloged only as historical interface references.

No direct source URL was archived

Research provenance

SRC-FINALIST-VERIFICATION-REPORT

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Rental listing

Public rental listing; platform not identified in frozen report

1108 N 9th rental listing

Listing only · Retrieved 2026-09-05

3BR/2BA higher secondary context; asking rent amount was not stated in the frozen report and is therefore not entered as a comparable.

No direct source URL was archived

Research provenance

SRC-N9-COMP-1108-N-9TH

Internal citation tokens preserve research lineage; they are not external links.

turn30search8

Rental listing

Public rental listing; platform not identified in frozen report

1518 Cumberland Ave rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-N9-COMP-1518-CUMBERLAND

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Rental listing

Public rental listing; platform not identified in frozen report

1616 N 7th rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation; square footage and distance not supplied.

No direct source URL was archived

Research provenance

SRC-N9-COMP-1616-N-7TH

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Rental listing

Public rental listing; platform not identified in frozen report

1633 N 18th rental listing

Listing only · Retrieved 2026-09-05

3BR/1BA asking-rent observation; square footage and distance not supplied.

No direct source URL was archived

Research provenance

SRC-N9-COMP-1633-N-18TH

Internal citation tokens preserve research lineage; they are not external links.

turn30search8

Rental listing

Public rental listing; platform not identified in frozen report

1825 Cumberland rental listing

Listing only · Retrieved 2026-09-05

3BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-N9-COMP-1825-CUMBERLAND

Internal citation tokens preserve research lineage; they are not external links.

turn30search8

Rental listing

Public rental listing; platform not identified in frozen report

2107 Morrow Ave rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-N9-COMP-2107-MORROW

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Rental listing

Public rental listing; platform not identified in frozen report

615 N 23rd St rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-N9-COMP-615-N-23RD

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Rental listing

Public rental listing; platform not identified in frozen report

909 N 10th rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-N9-COMP-909-N-10TH

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens

Public record reproduction

Compass public-record reproduction

2024 appraisal/tax record

Authoritative reproduction · Retrieved 2026-09-05

Historical values are stale for acquisition underwriting.

No direct source URL was archived

Research provenance

SRC-N9-COMPASS-HISTORIC-RECORD

Internal citation tokens preserve research lineage; they are not external links.

turn27search6

Mls syndication

Compass

1200-1202 N 9th St current listing

Listing only · Retrieved 2026-09-05

Reports two units, unit schedule, and listing-stated rents.

No direct source URL was archived

Research provenance

SRC-N9-COMPASS-LISTING

Internal citation tokens preserve research lineage; they are not external links.

turn27search7

Mls syndication

Current MLS syndication

Alternate identifier 1741339 and $1,000/$1,200 advertised rents

Listing only · Retrieved 2026-09-05

Current MLS fields; seller/listing rent claims are not supported by executed leases.

No direct source URL was archived

Research provenance

SRC-N9-CURRENT-MLS-RECORD

Internal citation tokens preserve research lineage; they are not external links.

turn26search15, turn26search17

Public record reproduction

Public-record-derived listing sources

MCAD-style 480126030119003; Dewey Addition Lot 2 Block 15

Authoritative reproduction · Retrieved 2026-09-05

Direct CAD account was not archived; current listing also exposes alternate identifier 1741339.

No direct source URL was archived

Research provenance

SRC-N9-PUBLIC-RECORD-REPRODUCTION

Internal citation tokens preserve research lineage; they are not external links.

turn27search0, turn27search3, turn27search4

Public record reproduction

Redfin

R-2 zoning and 2024 gas permit/test fields

Authoritative reproduction · Retrieved 2026-09-05

Underlying City zoning and permit records were not archived.

No direct source URL was archived

Research provenance

SRC-N9-REDFIN-REPRODUCTION

Internal citation tokens preserve research lineage; they are not external links.

turn27search0, turn27search17

Listing platform

Zillow

1200-1202 N 9th St listing

Listing only · Retrieved 2026-09-05

Current marketing and listing history.

No direct source URL was archived

Research provenance

SRC-N9-ZILLOW-LISTING

Internal citation tokens preserve research lineage; they are not external links.

turn26search15, turn27search10

Official portal

City and County flood resources

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

No address-level authoritative flood determination was captured.

No direct source URL was archived

Research provenance

SRC-WACO-FLOOD-RESOURCES

Internal citation tokens preserve research lineage; they are not external links.

turn8search2, turn28search22

Official portal

City of Waco GIS

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

Official portal was located, but no reproducible address-level record was archived.

No direct source URL was archived

Research provenance

SRC-WACO-GIS-PORTAL

Internal citation tokens preserve research lineage; they are not external links.

turn23view2

Official portal

City of Waco development permit portal

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

Official portal was located, but no reproducible subject permit record was captured.

No direct source URL was archived

Research provenance

SRC-WACO-PERMIT-PORTAL

Internal citation tokens preserve research lineage; they are not external links.

turn8search22