Diligence file / Single property

2208 Cumberland Ave

2208 Cumberland Ave, Waco, TX

WatchEvidence as of 2026-09-05

Open screening scenario ↗

Overview

Current ask

$199,000USD

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Approximate active asking price.

Research current as of 2026-09-05

View source

Year built

1916Year

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

1,710Square 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

Two physical units strongly supported; exact configuration and legal use remain unresolved.

Research current as of 2026-09-05

View source View source

Unit configuration

Current aggregate marketing: 4BR/3BA
Older marketing: 2 x 2BR/1BA
Child a record: 2BR/2BA with whole-building 1,710 sf attached

CONFLICT

Listing only · low support confidence

Sources, caveats & notes

Exact bedroom/bathroom configuration must be established before underwriting.

Research current as of 2026-09-05

View source View source View source

Parcel identifier

480424000626003

LISTING-STATED

Authoritative reproduction · high support confidence

Sources, caveats & notes

Secondary public-record reproduction; direct CAD record still required.

Research current as of 2026-09-05

View source

The diligence brief

Why it ranks

This record remains Watch because unresolved evidence still controls whether it fits the current mandate. First gate: What is the exact physical bedroom/bathroom schedule by unit?

Priority is a diligence sequence, not an investment recommendation.

What could change the case

Exact unit mix: Exact bedroom/bathroom configuration must be established before underwriting.
Room rental evidence: Room-rental asking evidence creates operating ambiguity and must not be multiplied into whole-unit rent.
Legal two unit use: No directly archived legal-use evidence.

What the seller must prove

Exact physical unit schedule
Explanation of room-rental marketing
Both executed leases and current rent roll

What we should verify next

Direct McLennan CAD record
City GIS zoning and legal-use evidence
Permit history

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.

Exact unit mix

Exact bedroom/bathroom configuration must be established before underwriting.

Current aggregate marketing: 4BR/3BA
Older marketing: 2 x 2BR/1BA
Child a record: 2BR/2BA with whole-building 1,710 sf attached

CONFLICT

Listing only · low support confidence

Why we believe this

Exact bedroom/bathroom configuration must be established before underwriting.

Research current as of 2026-09-05

View source View source View source

Room rental evidence

Room-rental asking evidence creates operating ambiguity and must not be multiplied into whole-unit rent.

$825USD per month per room

LISTING-STATEDCONFLICT FLAG

Listing only · medium support confidence

Why we believe this

Room-rental asking evidence creates operating ambiguity and must not be multiplied into whole-unit rent.

Research current as of 2026-09-05

View source

Legal two unit use

No directly archived legal-use evidence.

UNKNOWN

Unknown basis · low support confidence

Why we believe this

No directly archived legal-use evidence.

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

Plausible market total

Low–medium qualitative confidence and only plausible if a conventional two-unit configuration is confirmed; do not promote from this estimate.

$2,200USD per month

ESTIMATEDCONFLICT FLAG

Analyst estimate · low support confidence

Why we believe this

Low–medium qualitative confidence and only plausible if a conventional two-unit configuration is confirmed; do not promote from this estimate.

Research current as of 2026-09-05

View source

Current lease rent

Exact unit schedule, leases, and collections are required.

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Why we believe this

Exact unit schedule, leases, and collections 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.

Plausible market total

$2,200USD per month

ESTIMATEDCONFLICT FLAG

Analyst estimate · low support confidence

Sources, caveats & notes

Low–medium qualitative confidence and only plausible if a conventional two-unit configuration is confirmed; do not promote from this estimate.

Research current as of 2026-09-05

View source

Current lease rent

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Exact unit schedule, leases, and collections are required.

Research current as of 2026-09-05

No source attached

Conventional 2BR 1BA duplex context

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

Frozen report's conditional lower-middle total range for two conventional 2BR units.

Plausible screening point only if the conventional two-unit configuration is confirmed.

Supported range$2,150–$2,400

$2,150$2,400

Screening center: $2,200

ESTIMATED Analytical asking-rent synthesis

ASKING RENT COMPS · Conventional 2BR 1BA duplex context
Observation	Beds / baths	Area (sf)	Ask / month	Distance	Evidence & comparability
3816 Cumberland Ave	2 / 1	960	$1,195	UNKNOWN	LISTING-STATED Listing only · Primary Notes & sources Primary geographic context. Asking rent only. View source
1518 Cumberland Ave	2 / 1	996	$1,075	UNKNOWN	LISTING-STATED Listing only · Primary Notes & sources Asking rent only. View source
2107 Morrow Ave	2 / 1	UNKNOWN	$1,000	UNKNOWN	LISTING-STATED Listing only · Primary secondary Notes & sources Square footage not disclosed. Asking rent only. View source
615 N 23rd St	2 / 1	900	$1,250	UNKNOWN	LISTING-STATED Listing only · Secondary Notes & sources Secondary asking-rent observation. View source
2913 Homan Ave	2 / 1	1,184	$1,300	UNKNOWN	LISTING-STATED Listing only · Secondary Notes & sources Larger secondary comp. Asking rent only. 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

$199,000USD

LISTING-STATED

Listing only · high support confidence

Sources, caveats & notes

Approximate active asking price.

Research current as of 2026-09-05

View source

Parcel ID

480424000626003

LISTING-STATED

Authoritative reproduction · high support confidence

Sources, caveats & notes

Secondary public-record reproduction; direct CAD record still required.

Research current as of 2026-09-05

View source

Legal description

University Heights, Lot 4, Block 55, approximately 0.1894 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

1,710Square 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

1916Year

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

Two physical units strongly supported; exact configuration and legal use remain unresolved.

Research current as of 2026-09-05

View source View source

Exact unit mix

Current aggregate marketing: 4BR/3BA
Older marketing: 2 x 2BR/1BA
Child a record: 2BR/2BA with whole-building 1,710 sf attached

CONFLICT

Listing only · low support confidence

Sources, caveats & notes

Exact bedroom/bathroom configuration must be established before underwriting.

Research current as of 2026-09-05

View source View source View source

Room rental evidence

$825USD per month per room

LISTING-STATEDCONFLICT FLAG

Listing only · medium support confidence

Sources, caveats & notes

Room-rental asking evidence creates operating ambiguity and must not be multiplied into whole-unit rent.

Research current as of 2026-09-05

View source

Legal two unit use

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

No directly archived legal-use evidence.

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

Plausible market total

$2,200USD per month

ESTIMATEDCONFLICT FLAG

Analyst estimate · low support confidence

Sources, caveats & notes

Low–medium qualitative confidence and only plausible if a conventional two-unit configuration is confirmed; do not promote from this estimate.

Research current as of 2026-09-05

View source

Current lease rent

UNKNOWNUSD per month

UNKNOWN

Unknown basis · low support confidence

Sources, caveats & notes

Exact unit schedule, leases, and collections are required.

Research current as of 2026-09-05

No source attached

What evidence is missing

Open questions

What is the exact physical bedroom/bathroom schedule by unit?
How does the room-rental marketing relate to current operations?
What are the executed whole-unit rents and lease terms?
Are both units lawful?

Seller / agent required

Exact physical unit schedule
Explanation of room-rental marketing
Both executed leases and current rent roll
Collections and utility/meter evidence

Official records required

Direct McLennan CAD record
City GIS zoning and legal-use evidence
Permit history
Parcel-level flood record

Professional diligence required

Defer paid diligence until unit schedule and leases resolve basic configuration and income questions

What would change our mind

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

What is the exact physical bedroom/bathroom schedule by unit?
How does the room-rental marketing relate to current operations?
What are the executed whole-unit rents and lease terms?
Are both units lawful?

Evidence / sources

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

Listing platform

Platform child-unit record

2208 Cumberland Ave A

Listing only · Retrieved 2026-09-05

Reports 2BR/2BA but attaches whole-building area; not an authoritative floor plan.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-CHILD-A-RECORD

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

turn29search23

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-CUMBERLAND-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

2107 Morrow Ave rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation; square footage not disclosed.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-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

2913 Homan Ave rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation; larger secondary comp.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-COMP-2913-HOMAN

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

3816 Cumberland Ave rental listing

Listing only · Retrieved 2026-09-05

2BR/1BA asking-rent observation.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-COMP-3816-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

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-CUMBERLAND-COMP-615-N-23RD

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

No historical citation tokens

Public record reproduction

HAR

University Heights Lot 4 Block 55

Authoritative reproduction · Retrieved 2026-09-05

Reproduced legal description; direct CAD record not archived.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-HAR-RECORD

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

turn1search11

Listing platform

Homes.com

2208 Cumberland Ave listing

Listing only · Retrieved 2026-09-05

Supports two marketed units.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-HOMES-LISTING

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

turn26search4

Mls syndication

Older public marketing

2208 Cumberland Ave older unit description

Listing only · Retrieved 2026-09-05

Reports two 2BR/1BA units and conflicts with current aggregate 4BR/3BA marketing.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-OLDER-MARKETING

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

turn29search8

Rental listing

Apartments.com

2208 Cumberland Ave room-for-rent marketing

Listing only · Retrieved 2026-09-05

Approximately $825 room-rental ask; not interchangeable with whole-unit rent.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-ROOM-LISTING

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

turn29search1

Listing platform

Zillow

2208 Cumberland Ave listing

Listing only · Retrieved 2026-09-05

Current ask and aggregate marketed characteristics.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-ZILLOW-LISTING

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

turn29search5

Public record reproduction

Zillow

APN 480424000626003

Authoritative reproduction · Retrieved 2026-09-05

Reproduced parcel, assessment, and tax fields; direct CAD/tax records not archived.

No direct source URL was archived

Research provenance

SRC-CUMBERLAND-ZILLOW-RECORD

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

turn30search0

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

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