24 S 28th St · Killeen, TX 76541

$99,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 47 Days on market

Built 1962 7,509 sqft lot $89/sqft · 30% below area Est $144k · 30% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.1/10.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Listing remarks MLS

This charming 3-bedroom, 1-bath Single Family Home offers a fantastic opportunity for investors or buyers looking to add their personal touch. Featuring wood flooring throughout. Conveniently located with easy access to shopping, dining, and local amenities.

Key facts

• Wood flooring
• Local amenities
• 7,509 sq ft lot

Tags

• WOOD FLOORING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% in Killeen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#853 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities D, employment D.
• Killeen ISD (urban): math 31% / reading 38% proficiency, ranked #524 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.0%/yr); 123 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 35% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.3% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.3% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $143,565
• List price: $99,900
• Delta: -30.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Cardinal Ave	0.31mi	3/2.0	1,092 (-3%)	4mo	$146,800	$134	73
504 Alexander St	0.25mi	3/1.5	1,218 (+8%)	3mo	$140,300	$115	71
602 Brook Dr	0.48mi	2/1.0 (-1)	1,169 (+4%)	3mo	$45,000	$38	64
502 Cardinal Ave	0.25mi	3/1.5	1,202 (+7%)	16mo	$145,000	$121	62
608 N 24th St	0.35mi	3/1.0	1,008 (-11%)	19mo	$150,000	$149	50
1004 Stewart St	0.59mi	3/1.0	995 (-12%)	8mo	$67,500	$68	46
508 Brook Dr	0.54mi	3/1.0	1,235 (+10%)	24mo	$95,000	$77	40
910 Sutton Dr	0.69mi	3/1.0	1,056 (-6%)	23mo	$120,000	$114	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.26% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.39×
• Total profit: $10,896
• Equity at exit: $40,823

10-year hold

• IRR: 8.7%
• Equity multiple: 2.14×
• Total profit: $31,924
• Equity at exit: $59,897

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76541

• Home prices YoY: 1.4%
• Rents YoY: -2.0%
• Active inventory: 123
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$524
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $91

Break-even live

Break-even rent $969

Max offer price $99,900

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Greenwood Ave Killeen, TX	3.0	1.0	925	$900	$0.97	21d	1	0.20mi
1104 E Avenue E Killeen, TX	2.0	1.0	736	$800	$1.09	43d	1	0.24mi
1201 Greenwood Ave Killeen, TX	4.0	2.0	1276	$1,350	$1.06	43d	1	0.28mi
508 Patton Dr Killeen, TX	3.0	1.5	924	$1,150	$1.24	23d	1	0.32mi
801 S W S Young Dr Killeen, TX	3.0	1.0–2.0	1027	$2,043	$1.99	13d	12	0.45mi
705 Crockett Dr Killeen, TX	3.0	1.0	1174	$1,095	$0.93	43d	1	0.46mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	23d	1	0.47mi
715 Cardinal Ave Killeen, TX	3.0	1.0	1142	$800	$0.70	43d	1	0.48mi
905 Parmer Ave Unit B Killeen, TX	3.0	1.0	836	$850	$1.02	13d	1	0.49mi
608 N 18th St Unit B Killeen, TX	3.0	1.0	838	$915	$1.09	13d	1	0.50mi
724 Carrie Ave Killeen, TX	3.0	1.0	1100	$1,000	$0.91	43d	1	0.51mi
414 East Avenue A Unit 106 Killeen, TX	2.0	1.0	800	$705	$0.88	13d	1	0.63mi
907 Wells St Killeen, TX	3.0	1.0	1050	$950	$0.90	23d	1	0.66mi
913 Estelle Ave Killeen, TX	4.0	2.0	1292	$1,445	$1.12	13d	1	0.67mi
1108 Stewart St Killeen, TX	3.0	1.0	995	$1,150	$1.16	23d	1	0.68mi
1107 Middleton St Killeen, TX	2.0	1.0	792	$950	$1.20	21d	1	0.69mi
1107 Middleton St Unit 1 Killeen, TX	2.0	1.0	792	$950	$1.20	23d	1	0.69mi
1704 Smith Dr Killeen, TX	2.0	1.0	925	$1,000	$1.08	43d	1	0.72mi
2307 Terrace Dr Unit C Killeen, TX	3.0	2.0	1203	$850	$0.71	13d	1	0.72mi
1208 Alexander St Killeen, TX	4.0	3.0	1500	$1,600	$1.07	43d	1	0.73mi
1703 Smith Dr Killeen, TX	2.0	1.0	1176	$900	$0.77	23d	1	0.75mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	13d	1	0.76mi
1015 N 14th St Unit 4 Killeen, TX	2.0	1.0	850	$845	$0.99	23d	1	0.76mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	43d	1	0.76mi
1015 N 14th St Apt 1 Killeen, TX	2.0	1.0	850	$850	$1.00	43d	1	0.76mi
1204 N 18th St Unit B Killeen, TX	3.0	2.0	1200	$1,200	$1.00	43d	1	0.77mi
2318 Terrace Dr Killeen, TX	3.0	2.0	1370	$1,299	$0.95	44d	1	0.78mi
1312 Carol Way Killeen, TX	3.0	1.0	1221	$1,100	$0.90	13d	1	0.79mi
2701 Hillside Dr Killeen, TX	3.0	1.0	924	$995	$1.08	21d	1	0.80mi
1701 Elkins Ave Killeen, TX	3.0	1.0	918	$1,000	$1.09	13d	1	0.80mi
2825 Cedar Cir Killeen, TX	2.0	1.0	840	$1,000	$1.19	13d	1	0.82mi
2825 Cedar Cir Killeen, TX	2.0	1.0	840	$1,100	$1.31	43d	1	0.82mi
910 Stetson Ave Unit (SR PnB) 910-912 Stetson Killeen, TX	3.0	1.0	1082	$900	$0.83	23d	1	0.83mi
201 E Bryce Dr Killeen, TX	1.0–2.0	1.0	620	$1,010	$1.63	43d	9	0.85mi
914 Stetson Ave Killeen, TX	2.0	1.0	828	$850	$1.03	43d	1	0.86mi
1015 N 10th St Unit B Killeen, TX	3.0	2.0	1118	$1,100	$0.98	43d	1	0.86mi
1104 Duncan Ave Killeen, TX	2.0	1.0	786	$852	$1.08	21d	1	0.86mi
1414 Alta Mira Dr Killeen, TX	3.0	1.0	1294	$1,099	$0.85	23d	1	0.86mi
1302 Redondo Dr Killeen, TX	3.0	1.0	1327	$1,200	$0.90	43d	1	0.87mi
1903 Duncan Ave Killeen, TX	2.0	1.0	787	$650	$0.83	43d	1	0.88mi

Listing history 10 events

1. 2026-04-24
   status Active 258-char remark

   Show marketing remark (258 chars)

   This charming 3-bedroom, 1-bath Single Family Home offers a fantastic opportunity for investors or buyers looking to add their personal touch. Featuring wood flooring throughout. Conveniently located with easy access to shopping, dining, and local amenities.

2. 2026-04-10
   status Pending 258-char remark

   Show marketing remark (258 chars)

   This charming 3-bedroom, 1-bath Single Family Home offers a fantastic opportunity for investors or buyers looking to add their personal touch. Featuring wood flooring throughout. Conveniently located with easy access to shopping, dining, and local amenities.

3. 2026-03-27
   listed $99,900 Active 258-char remark

   Show marketing remark (258 chars)

   This charming 3-bedroom, 1-bath Single Family Home offers a fantastic opportunity for investors or buyers looking to add their personal touch. Featuring wood flooring throughout. Conveniently located with easy access to shopping, dining, and local amenities.

4. 2025-01-04
   price $850
5. 2024-04-11
   listed $900
6. 2024-04-10
   historical $900
7. 2024-04-04
   listed $900
8. 2022-03-04
   price $900
9. 2003-10-30
   soldstatus
10. 1990-03-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,397 · $200/mo
• Projected year-2 tax: $2,397 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,014
• − Mortgage interest: −$5,596
• − Property taxes: −$2,397
• − Insurance: −$500
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,906
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $1,210/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Killeen ISD
• NCES district ID: 4825660
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $47,665
• Composite: 29.69/100
• National rank: #6458
• State rank: #524 of 826 in TX

Livability — Killeen

• Score: 63/100
• State rank: #853
• US rank: #15359

Category grades

Amenities D Commute F Cost of living A+ Crime D- Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Killeen, TX
• County: Bell County · 345,090 people
• City population: 163,398
• Metro: Killeen-Temple, TX
• Population (ZIP): 19,011
• Household income: $37,349
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 1668.0

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 32% White 31% Black 27% Two or more races 10% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, South Korea
• Languages at home: 69% English-only · Spanish 25% German/W. Germanic 2% Korean 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 168.1206
• Rent YoY: ▼ -2.00%
• Metro: Killeen-Temple, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

10 events — show timeline

• 2026-04-24 Relisted — CTXMLS
• 2026-04-10 Pending — CTXMLS
• 2026-03-27 Listed $99,900 CTXMLS
• 2025-01-04 Price Changed $850 APPFOLIO
• 2024-04-11 Listed for Rent $900 APPFOLIO
• 2024-04-10 Rental Removed $900 APPFOLIO
• 2024-04-04 Listed for Rent $900 APPFOLIO
• 2022-03-04 Price Changed $900 APPFOLIO
• 2003-10-30 Sold (Public Records) — Public Records
• 1990-03-19 Sold (Public Records) — Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,397 · +20.6% YoY. Source: county tax records.