908 Sissom Rd · Killeen, TX 76541

$197,170

8 bd · 1.0 ba · 3,462 sqft · Townhouse public records · 72 Days on market

Built 1953 0.33 ac lot $57/sqft · 29% below area Est $279k · 29% 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 +6.1/30.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Investment Opportunity – 12 Units/ Doors in Killeen, TX | Priced Below Market for Quick Sale!!Don’t miss this rare chance to acquire a cash-flowing 12-unit multifamily package in a strong rental market in Killeen, Texas. This portfolio includes : 6-Plex – 1016 N 12th Street , 4-Plex - 908 Sissom Road, and a Duplex- 405 W. Avenue E. Current Gross Monthly Rent: $7,580. Package deal pricing is at $599k for all 12 doors. All three properties are located in the same neighborhood, making management efficient and streamlined. Value-Add Opportunity: Rents are currently below market, offering immediate upside potential for increased cash flow. Instant Income: Fully operating rental portfolio with consistent tenants. Strong Upside: Raise rents to market rates and significantly boost returns. Motivated Seller: Priced aggressively for a quick sale. New Roof and New Window Units in 2024.Whether you’re a seasoned investor looking to expand your portfolio or a buyer seeking a high-potential multifamily asset, this package offers cash flow + appreciation upside from day one.

Key facts

• Built 1953
• Listed 72 days

🏷️ Possibly a rental listed for sale. The $197,170 price doesn't fit this home's estimated sale value (~$278,503) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/1.0-bath townhouse listed at $197k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (22.9% below list).
• Recommended offer: $132k (33.2% below list) — sets the bar for cash-flow.

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; lower-income renter base — watch delinquency; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• At $1,519/mo this rent would consume 49% of the median local household income ($37k/yr) (locally 1668% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.
• Current owner paid $123k; list at $197k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $131,644 (33.2% 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 72 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 10.8

CMA / ARV

• ARV (median comp): $278,503
• List price: $197,170
• Delta: -29.20%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Sissom Rd	0.04mi	8/4.0	3,654 (+6%)	7mo	$290,000	$79	71

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: -3.9%
• Equity multiple: 0.79×
• Total profit: $-11,773
• Equity at exit: $80,572

10-year hold

• IRR: -0.5%
• Equity multiple: 0.93×
• Total profit: $-4,053
• Equity at exit: $118,218

Cash invested: $55,208 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$1,034
• Tax from tax record: −$455 /mo · $5,460/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-371

Break-even live

Break-even rent $1,989

Max offer price $131,644

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: $49,292
• Closing costs: $5,915
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $197,170 Active 72 DOM
2. 2026-06-17
   days on market $197,170 Active 71 DOM
3. 2026-06-16
   days on market $197,170 Active 70 DOM
4. 2026-06-15
   days on market $197,170 Active 69 DOM
5. 2026-06-14
   days on market $197,170 Active 67 DOM
6. 2026-06-13
   days on market $197,170 Active 66 DOM
7. 2026-06-10
   days on market $197,170 Active 64 DOM
8. 2026-06-09
   days on market $197,170 Active 63 DOM
9. 2026-06-08
   days on market $197,170 Active 62 DOM
10. 2026-06-07
    days on market $197,170 Active 61 DOM
11. 2026-06-03
    days on market $197,170 Active 57 DOM
12. 2026-06-02
    days on market $197,170 Active 56 DOM
13. 2026-06-01
    days on market $197,170 Active 55 DOM
14. 2026-05-31
    days on market $197,170 Active 54 DOM
15. 2026-05-30
    days on market $197,170 Active 53 DOM
16. 2026-04-07
    listed $199,670 Active 1101-char remark

    Show marketing remark (1101 chars)

    Investment Opportunity – 12 Units/ Doors in Killeen, TX | Priced Below Market for Quick Sale!!Don’t miss this rare chance to acquire a cash-flowing 12-unit multifamily package in a strong rental market in Killeen, Texas. This portfolio includes : 6-Plex – 1016 N 12th Street , 4-Plex - 908 Sissom Road, and a Duplex- 405 W. Avenue E. Current Gross Monthly Rent: $7,580. Package deal pricing is at $599k for all 12 doors. All three properties are located in the same neighborhood, making management efficient and streamlined. Value-Add Opportunity: Rents are currently below market, offering immediate upside potential for increased cash flow. Instant Income: Fully operating rental portfolio with consistent tenants. Strong Upside: Raise rents to market rates and significantly boost returns. Motivated Seller: Priced aggressively for a quick sale. New Roof and New Window Units in 2024.Whether you’re a seasoned investor looking to expand your portfolio or a buyer seeking a high-potential multifamily asset, this package offers cash flow + appreciation upside from day one.

17. 2021-03-11
    soldstatus
18. 2018-08-24
    soldstatus
19. 2017-10-13
    historical
20. 2017-10-11
    price $45,000
21. 2017-10-10
    price $44,500
22. 2017-10-05
    listed $40,000 Active
23. 2015-04-10
    historical
24. 2014-11-14
    listed $59,900
25. 2014-07-04
    historical
26. 2014-07-04
    listed $65,000
27. 2010-03-17
    listed $39,900
28. 2009-08-18
    historical
29. 2008-09-25
    listed $123,000
30. 2006-09-26
    soldstatus $123,000
31. 2006-09-22
    soldstatus
32. 2006-01-06
    listed $123,000
33. 2004-05-25
    soldstatus
34. 1970-03-03
    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: $5,460 · $455/mo
• Projected year-2 tax: $5,460 · $455/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $18,232
• − Mortgage interest: −$11,045
• − Property taxes: −$5,460
• − Insurance: −$986
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$5,736
• Taxable loss: −$7,912
• Est. tax savings @ 24.0%: +$1,899
• After-tax cash flow: $-2,552/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

+62.3% since first listed

19 events — show timeline

• 2026-04-07 Listed $199,670 CTXMLS
• 2021-03-11 Sold (Public Records) — Public Records
• 2018-08-24 Sold (Public Records) — Public Records
• 2017-10-13 Listing Removed — CTXMLS
• 2017-10-11 Price Changed $45,000 CTXMLS
• 2017-10-10 Price Changed $44,500 CTXMLS
• 2017-10-05 Listed $40,000 CTXMLS
• 2015-04-10 Listing Removed — CTXMLS
• 2014-11-14 Listed $59,900 CTXMLS
• 2014-07-04 Listed $65,000 CTXMLS
• 2014-07-04 Listing Removed — CTXMLS
• 2010-03-17 Listed $39,900 CTXMLS
• 2009-08-18 Listing Removed — CTXMLS
• 2008-09-25 Listed $123,000 CTXMLS
• 2006-09-26 Sold (MLS) $123,000 CTXMLS
• 2006-09-22 Sold (Public Records) — Public Records
• 2006-01-06 Listed $123,000 CTXMLS
• 2004-05-25 Sold (Public Records) — Public Records
• 1970-03-03 Sold (Public Records) — Public Records

Property tax history

+18.2%/yr

Latest (2025): $5,460 · +22.2% YoY. Source: county tax records.