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Diligence file / Single property

3206 N 20th A St

3206 N 20th A St, Waco, TX

Priority 2Evidence as of 2026-09-05
Open screening scenario ↗

Overview

Current ask

$289,900USD
LISTING-STATED
Listing only · high support confidence
Sources, caveats & notes

Approximate current ask after September 3 reduction.

Research current as of 2026-09-05

View source

Year built

2020Year
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strongly corroborated secondary field; direct record not archived.

Research current as of 2026-09-05

View sourceView source

Building area

Whole property reported
1,438
Child side reported each
872
Child records implied aggregate
1,744
Square feet
CONFLICT
Authoritative reproduction · medium support confidence
Sources, caveats & notes

Material discrepancy requires direct CAD/plans, survey, appraisal, or professional measurement.

Research current as of 2026-09-05

View sourceView sourceView source

Apparent / marketed units

2Dwelling units
DERIVED
Model derived · high support confidence
Sources, caveats & notes

Sum of marketed unit mix. Legal two-unit status remains unverified.

Research current as of 2026-09-05

View sourceView source

Unit configuration

Three bedroom two bath units
2
Dwelling units
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Legal two-unit status remains unverified.

Research current as of 2026-09-05

View sourceView source

Parcel identifier

480295000046001
LISTING-STATED
Authoritative reproduction · high support confidence
Sources, caveats & notes

Repeated public-record reproduction; direct CAD parcel still required.

Research current as of 2026-09-05

View sourceView source

The diligence brief

Why it ranks

Priority 2 because public verification materially reduced the earlier sale-scope concern and now strongly supports the current offering as the whole duplex. Title/conveyance, authoritative area, legal two-unit status, and executed rents still gate reliance.

Priority is a diligence sequence, not an investment recommendation.

What could change the case

  • Building area: Material discrepancy requires direct CAD/plans, survey, appraisal, or professional measurement.
  • Legal two unit status: No directly archived authoritative legal-unit or CO evidence.
  • Flood status: Exact parcel/building-footprint determination not captured.

What the seller must prove

  • Written whole-duplex conveyance confirmation
  • Deed/title evidence and survey if available
  • Plans or authoritative building-area documentation

What we should verify next

  • Direct McLennan CAD parcel record
  • City GIS zoning
  • Legal two-unit and certificate-of-occupancy evidence

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.

Building area

Material discrepancy requires direct CAD/plans, survey, appraisal, or professional measurement.

Whole property reported
1,438
Child side reported each
872
Child records implied aggregate
1,744
Square feet
CONFLICT
Authoritative reproduction · medium support confidence
Why we believe this

Material discrepancy requires direct CAD/plans, survey, appraisal, or professional measurement.

Research current as of 2026-09-05

View sourceView sourceView source

Legal two unit status

No directly archived authoritative legal-unit or CO evidence.

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Why we believe this

No directly archived authoritative legal-unit or CO evidence.

Research current as of 2026-09-05

View sourceView source

Flood status

Exact parcel/building-footprint determination not captured.

UNKNOWN
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

Permits and certificate of occupancy

Direct permit and final inspection records required.

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Why we believe this

Direct permit and final inspection records required.

Research current as of 2026-09-05

View source

Current lease rent

Rent roll and executed leases required.

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Why we believe this

Rent roll and executed leases 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.

Supported rent per side

$1,300–$1,500USD per month per side
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Public asking-rent support, not executed rent.

Research current as of 2026-09-05

View source

Screening center per side

$1,400–$1,450USD per month per side
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Screening range only.

Research current as of 2026-09-05

View source

Current lease rent

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Rent roll and executed leases required.

Research current as of 2026-09-05

No source attached

3BR/2BA

USD per month per side · medium confidence · 2026-09-05

Public asking-rent support if the whole duplex is conveyed.

Screening range only; not executed rent.

Supported range$1,300–$1,500
$1,300$1,500

Screening center: $1,400–$1,450

ESTIMATED Analytical asking-rent synthesis
ASKING RENT COMPS · 3BR/2BA
ObservationBeds / bathsArea (sf)Ask / monthDistanceEvidence & comparability
2318 N 15th A St3 / 21,090$1,445UNKNOWNLISTING-STATED

Listing only · Primary

Notes & sources

Useful naming/configuration analogue. Asking rent only.

View source
4001 N 25th St3 / 21,154$1,495UNKNOWNLISTING-STATED

Listing only · Primary

Notes & sources

Asking rent only.

View source
3200 N 17th St #23 / 21,041$1,400UNKNOWNLISTING-STATED

Listing only · Primary secondary

Notes & sources

Townhome classification. Asking rent only.

View source
2501 Proctor Ave3 / 21,183$1,350UNKNOWNLISTING-STATED

Listing only · Primary

Notes & sources

Asking rent only.

View source
1914 Herring Ave3 / 2882$1,450UNKNOWNLISTING-STATED

Listing only · Primary secondary

Notes & sources

Smaller unit. Asking rent only.

View source
3732 N 21st St3 / 21,100$1,300UNKNOWNLISTING-STATED

Listing only · Primary

Notes & sources

Asking rent only.

View source
1600 Lake Shore Dr3 / 2998$1,060UNKNOWNLISTING-STATED

Listing only · Context only

Notes & sources

Apartment-community context only. 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

$289,900USD
LISTING-STATED
Listing only · high support confidence
Sources, caveats & notes

Approximate current ask after September 3 reduction.

Research current as of 2026-09-05

View source

Parcel ID

480295000046001
LISTING-STATED
Authoritative reproduction · high support confidence
Sources, caveats & notes

Repeated public-record reproduction; direct CAD parcel still required.

Research current as of 2026-09-05

View sourceView source

Legal description

Monmouth Heights, Lot 4, Block 6, approximately 0.1607 acre
LISTING-STATED
Authoritative reproduction · high support confidence
Sources, caveats & notes

Direct CAD/title evidence has not been archived.

Research current as of 2026-09-05

View sourceView source

Sale scope

WHOLE_TWO_UNIT_DUPLEX_STRONGLY_SUPPORTED
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Current offering materially favors the entire duplex, but ownership/conveyance is not title-verified.

Research current as of 2026-09-05

View sourceView sourceView source

Marketed unit mix

Three bedroom two bath units
2
Dwelling units
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Legal two-unit status remains unverified.

Research current as of 2026-09-05

View sourceView source

Building area

Whole property reported
1,438
Child side reported each
872
Child records implied aggregate
1,744
Square feet
CONFLICT
Authoritative reproduction · medium support confidence
Sources, caveats & notes

Material discrepancy requires direct CAD/plans, survey, appraisal, or professional measurement.

Research current as of 2026-09-05

View sourceView sourceView source

Year built

2020Year
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strongly corroborated secondary field; direct record not archived.

Research current as of 2026-09-05

View sourceView source

Zoning

R2
LISTING-STATED
Authoritative reproduction · medium support confidence
Sources, caveats & notes

Secondary zoning field; direct City GIS and legal-use evidence required.

Research current as of 2026-09-05

View source

Legal two unit status

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

No directly archived authoritative legal-unit or CO evidence.

Research current as of 2026-09-05

View sourceView source

Flood status

UNKNOWN
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

Permits and certificate of occupancy

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Direct permit and final inspection records required.

Research current as of 2026-09-05

View source

Supported rent per side

$1,300–$1,500USD per month per side
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Public asking-rent support, not executed rent.

Research current as of 2026-09-05

View source

Screening center per side

$1,400–$1,450USD per month per side
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Screening range only.

Research current as of 2026-09-05

View source

Current lease rent

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Rent roll and executed leases required.

Research current as of 2026-09-05

No source attached

What evidence is missing

Open questions

  • Does title and deed evidence confirm that both units and the entire parcel are conveyed?
  • What is the authoritative aggregate building area?
  • Are both dwelling units lawful?
  • What are the executed rents, lease terms, and utility arrangements?

Seller / agent required

  • Written whole-duplex conveyance confirmation
  • Deed/title evidence and survey if available
  • Plans or authoritative building-area documentation
  • Rent roll and both executed leases
  • Utility and meter configuration

Official records required

  • Direct McLennan CAD parcel record
  • City GIS zoning
  • Legal two-unit and certificate-of-occupancy evidence
  • Permit history
  • Parcel-level flood record

Professional diligence required

  • Title and survey confirmation
  • Professional area measurement if required
  • Property inspection
  • 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.

Evidence / sources

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

Public record reproduction

Coldwell Banker

APN 480295000046001

Authoritative reproduction · Retrieved 2026-09-05

Reproduces parcel, legal, tax, and property characteristics.

No direct source URL was archived
Research provenance

SRC-3206-COLDWELL-RECORD

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

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Rental listing

Zillow

1600 Lake Shore Dr rental listing

Listing only · Retrieved 2026-09-05

Apartment-community asking rent; context only.

No direct source URL was archived
Research provenance

SRC-3206-COMP-1600-LAKE-SHORE

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

No historical citation tokens
Rental listing

Zillow

1914 Herring Ave rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; smaller than several other comps.

No direct source URL was archived
Research provenance

SRC-3206-COMP-1914-HERRING

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

No historical citation tokens
Rental listing

Zillow

2318 N 15th A St rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; no ZPID preserved.

No direct source URL was archived
Research provenance

SRC-3206-COMP-2318-N-15TH-A

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

No historical citation tokens
Rental listing

Zillow

2501 Proctor Ave rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; no ZPID preserved.

No direct source URL was archived
Research provenance

SRC-3206-COMP-2501-PROCTOR

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

No historical citation tokens
Rental listing

Zillow

3200 N 17th St #2 rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; townhome classification.

No direct source URL was archived
Research provenance

SRC-3206-COMP-3200-N-17TH-2

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

No historical citation tokens
Rental listing

Zillow

3732 N 21st St rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; no ZPID preserved.

No direct source URL was archived
Research provenance

SRC-3206-COMP-3732-N-21ST

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

No historical citation tokens
Rental listing

Zillow

4001 N 25th St rental listing

Listing only · Retrieved 2026-09-05

Asking-rent observation; no ZPID preserved.

No direct source URL was archived
Research provenance

SRC-3206-COMP-4001-N-25TH

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

No historical citation tokens
Public record reproduction

Compass

APN 480295000046001 zoning field

Authoritative reproduction · Retrieved 2026-09-05

Secondary zoning field reports R2; official City confirmation is absent.

No direct source URL was archived
Research provenance

SRC-3206-COMPASS-ZONING

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

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Public record reproduction

HAR

APN 480295000046001

Authoritative reproduction · Retrieved 2026-09-05

Appraisal-derived characteristics, tax reproduction, and listing history; direct CAD/title not archived.

No direct source URL was archived
Research provenance

SRC-3206-HAR-RECORD

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

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Listing platform

Homes.com

3206 N 20th A St listing

Listing only · Retrieved 2026-09-05

Reports two total units and the aggregate current sale configuration.

No direct source URL was archived
Research provenance

SRC-3206-HOMES-LISTING

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

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Public record reproduction

Zillow

3206 N 20th A/B child records

Authoritative reproduction · Retrieved 2026-09-05

Child records report approximately 872 square feet per side; conveyability is not established.

No direct source URL was archived
Research provenance

SRC-3206-ZILLOW-CHILD-RECORDS

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

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Listing platform

Zillow

3206 N 20th A St whole-property sale record

Listing only · Retrieved 2026-09-05

Current sale marketed in aggregate as 6BR/4BA and two units.

No direct source URL was archived
Research provenance

SRC-3206-ZILLOW-SALE

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

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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.

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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.

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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.

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