2810 Montague County Dr · Killeen, TX 76549

$199,800

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 55 Days on market

Built 2011 7,801 sqft lot $156/sqft · 18% below area Est $242k · 18% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location in the Goodnight Ranch Addition. Very nice 3 bedrooms, 2 full baths, 2 car front entry garage. New roof, new carpet in the master and secondary bedrooms, freshly painted interior to include the garage interior. Close to main roads, schools, military base, local airport, shopping and employment. SOLD AS IS! Buyer has 7 days inspection period upon ratified contract. No repairs will be considered based on inspection reports. Buyer is responsible for own title policy. Seller may convey a Quit Claim deed if VA Title is not obtained 5 days prior to closing.

Key facts

• 7,801 sq ft lot
• 2 garage spots
• Built 2011

Property features AI

Finance

• Other: City lot less than a quarter acre; Located on a city street; Wood fencing
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: 2-car garage
• Security: No security features provided
• Utilities: Public water
• Home design: Single-story; Resale property
• Construction: Brick construction; Composition/shingle roof; Slab foundation; Year built recorded by assessor
• Exterior features: Covered patio; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator
• Bedrooms: No bedroom-specific details provided
• Flooring: Tile; Unfinished areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (one unit)
• Interior features: Ceiling fans; Pull-down attic stairs; Walk-in closets; Kitchen and family room combo; Pantry
• Laundry & utility: Laundry room / laundry in utility room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.8% below list).
• Recommended offer: $160k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Killeen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+1.1%/yr); 429 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $200k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,159 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 10.4

CMA / ARV

• ARV (median comp): $242,209
• List price: $199,800
• Delta: -17.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 Camp Cooper Dr	0.26mi	3/2.0	1,408 (+10%)	11mo	$249,900	$177	61

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

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.13×
• Total profit: $-48,862
• Equity at exit: $29,791

10-year hold

• IRR: -31.4%
• Equity multiple: -0.28×
• Total profit: $-71,385
• Equity at exit: $17,275

Cash invested: $55,944 (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 76549

• Home prices YoY: -12.6%
• Rents YoY: 1.1%
• Active inventory: 429
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-214

Break-even live

Break-even rent $1,872

Max offer price $162,002

Occupancy floor —

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2711 Montague County Dr Killeen, TX	3.0	2.0	1158	$1,575	$1.36	43d	1	0.09mi
3106 Alamocitos Creek Dr Killeen, TX	4.0	2.0	1546	$1,695	$1.10	23d	1	0.18mi
3106 Canadian River Loop Killeen, TX	4.0	2.0	1597	$1,650	$1.03	23d	1	0.23mi
2608 Coal Oil Killeen, TX	4.0	2.0	1545	$1,600	$1.04	43d	1	0.25mi
3006 Hedwig St Killeen, TX	3.0	2.0	1636	$1,600	$0.98	43d	1	0.55mi
3505 Abraham Dr Unit B Killeen, TX	3.0	2.0	1366	$1,475	$1.08	23d	1	0.58mi
3505 Abraham Dr Unit 2 Killeen, TX	3.0	2.0	1279	$1,475	$1.15	43d	1	0.58mi
3507 Abraham Dr Apt B Killeen, TX	3.0	2.0	1272	$1,800	$1.42	43d	1	0.59mi
3509 Abraham Dr Unit B Killeen, TX	3.0	2.0	1366	$1,450	$1.06	43d	1	0.60mi
3806 Endicott Dr Killeen, TX	4.0	2.0	1849	$1,650	$0.89	43d	1	0.68mi
6109 New Castle Dr Killeen, TX	4.0	2.0	1729	$1,800	$1.04	43d	1	0.80mi
5304 Lauren Lea Dr Unit B Killeen, TX	3.0	2.0	1256	$1,275	$1.02	23d	1	0.82mi
5304 Lauren Lea Dr Unit A Killeen, TX	3.0	2.0	1256	$1,275	$1.02	43d	1	0.82mi
6212 Blayney Dr Killeen, TX	4.0	2.0	1602	$1,750	$1.09	23d	1	0.83mi
5300 Lauren Lea Dr Unit A Killeen, TX	3.0	2.0	1256	$1,250	$1.00	43d	1	0.84mi
1706 Jarma Dr Killeen, TX	3.0	2.0	1571	$1,725	$1.10	13d	1	0.86mi
3604 Llano Estacado Ct Killeen, TX	4.0	2.0	1729	$1,775	$1.03	43d	1	0.87mi
5108 Lauren Lea Dr Apt B Killeen, TX	3.0	2.0	1282	$1,250	$0.98	23d	1	0.88mi
5110 Natalia Rd Killeen, TX	3.0	2.0	1336	$1,700	$1.27	43d	1	0.89mi
3805 Llano Estacado Ct Killeen, TX	3.0	2.0	1585	$1,850	$1.17	23d	1	0.92mi
3804 Llano Estacado Ct Killeen, TX	3.0	2.0	1583	$1,450	$0.92	43d	1	0.94mi
5207 Karen Green Dr Killeen, TX	4.0	2.0	1796	$1,800	$1.00	43d	1	0.97mi
4508 Wade Dr Killeen, TX	3.0	2.0	1338	$1,097	$0.82	43d	1	0.97mi
4507 Lonesome Dove Dr Killeen, TX	4.0	2.0	1406	$1,595	$1.13	21d	1	0.98mi
2104 Agate Dr Killeen, TX	3.0	2.0	1308	$1,350	$1.03	23d	1	0.99mi
6206 Taree Loop Killeen, TX	4.0	2.0	1869	$1,600	$0.86	23d	1	0.99mi
5106 Vivien St Killeen, TX	3.0	2.0	1501	$1,700	$1.13	43d	1	1.00mi
4501 Pete Dr Killeen, TX	4.0	2.0	1451	$1,695	$1.17	43d	1	1.03mi
2011 Agate Dr Killeen, TX	4.0	2.0	1587	$2,650	$1.67	43d	1	1.05mi
3708 Gus Dr Unit B Killeen, TX	3.0	2.0	1225	$1,150	$0.94	23d	1	1.06mi
5102 Karen Green Dr Killeen, TX	3.0	2.0	1653	$1,700	$1.03	43d	1	1.06mi
3805 Republic of Texas Dr Killeen, TX	4.0	2.0	1690	$1,750	$1.04	43d	1	1.06mi
3802 Gus Dr Unit C Killeen, TX	2.0	1.5	900	$950	$1.06	13d	1	1.08mi
4510 Causeway Ct Killeen, TX	3.0	2.0	1300	$1,600	$1.23	23d	1	1.08mi
5004 Karen Green Dr Killeen, TX	3.0	2.0	1528	$1,695	$1.11	13d	1	1.08mi
3804 Gus Dr Killeen, TX	2.0	2.0	915	$747	$0.82	13d	1	1.08mi
3804 Gus Dr Unit C Killeen, TX	2.0	1.5	915	$747	$0.82	21d	1	1.08mi
6600 Taree Loop Killeen, TX	3.0	2.0	1530	$1,525	$1.00	23d	1	1.08mi
1406 Powder River Dr Apt B Killeen, TX	3.0	2.0	1332	$1,200	$0.90	21d	1	1.10mi
1319 Iron Horse Dr Killeen, TX	3.0	2.0	1501	$1,800	$1.20	23d	1	1.10mi

Listing history 23 events

1. 2026-06-18
   days on market $199,800 Active 55 DOM
2. 2026-06-17
   days on market $199,800 Active 54 DOM
3. 2026-06-16
   days on market $199,800 Active 53 DOM
4. 2026-06-15
   days on market $199,800 Active 52 DOM
5. 2026-06-14
   days on market $199,800 Active 50 DOM
6. 2026-06-13
   days on market $199,800 Active 49 DOM
7. 2026-06-10
   days on market $199,800 Active 47 DOM
8. 2026-06-09
   days on market $199,800 Active 46 DOM
9. 2026-06-08
   days on market $199,800 Active 45 DOM
10. 2026-06-07
    days on market $199,800 Active 44 DOM
11. 2026-06-03
    days on market $199,800 Active 40 DOM
12. 2026-06-02
    days on market $199,800 Active 39 DOM
13. 2026-06-01
    days on market $199,800 Active 38 DOM
14. 2026-05-31
    days on market $199,800 Active 37 DOM
15. 2026-05-30
    days on market $199,800 Active 36 DOM
16. 2026-04-24
    listed $215,000 Active 515-char remark
17. 2015-06-05
    soldstatus $87,500 572-char remark

    Show marketing remark (572 chars)

    Great Location in the Goodnight Ranch Addition. Very nice 3 bedrooms, 2 full baths, 2 car front entry garage. New roof, new carpet in the master and secondary bedrooms, freshly painted interior to include the garage interior. Close to main roads, schools, military base, local airport, shopping and employment. SOLD AS IS! Buyer has 7 days inspection period upon ratified contract. No repairs will be considered based on inspection reports. Buyer is responsible for own title policy. Seller may convey a Quit Claim deed if VA Title is not obtained 5 days prior to closing.

18. 2015-05-11
    listed $87,500 572-char remark

    Show marketing remark (572 chars)

    Great Location in the Goodnight Ranch Addition. Very nice 3 bedrooms, 2 full baths, 2 car front entry garage. New roof, new carpet in the master and secondary bedrooms, freshly painted interior to include the garage interior. Close to main roads, schools, military base, local airport, shopping and employment. SOLD AS IS! Buyer has 7 days inspection period upon ratified contract. No repairs will be considered based on inspection reports. Buyer is responsible for own title policy. Seller may convey a Quit Claim deed if VA Title is not obtained 5 days prior to closing.

19. 2015-02-26
    soldstatus
20. 2011-09-16
    soldstatus $99,900

    Show marketing remark (1 chars)

    -

21. 2011-08-08
    listed $99,900

    Show marketing remark (1 chars)

    -

22. 2011-08-02
    historical
23. 2011-03-02
    listed $99,900

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $19,219
• − Mortgage interest: −$11,192
• − Property taxes: −$4,178
• − Insurance: −$999
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,812
• Taxable loss: −$6,038
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $-1,119/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): 56,038
• Household income: $70,871
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1874.0

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 0.74)
• Race & ethnicity: Black 35% White 27% Hispanic / Latino 26% Two or more races 16% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 77% English-only · Spanish 17% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -24.68%
• Current HPI: 171.2708
• Rent YoY: ▲ 1.14%
• 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

+100.0% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $199,800 CTXMLS
• 2026-04-24 Listed $215,000 CTXMLS
• 2015-06-05 Sold (MLS) $87,500 CTXMLS
• 2015-05-11 Listed $87,500 CTXMLS
• 2015-02-26 Sold (Public Records) — Public Records
• 2011-09-16 Sold (MLS) $99,900 CTXMLS
• 2011-08-08 Listed $99,900 CTXMLS
• 2011-08-02 Listing Removed — CTXMLS
• 2011-03-02 Listed $99,900 CTXMLS

Property tax history

+3.8%/yr

Latest (2026): $4,178 · -0.4% YoY. Source: county tax records.