1202 Garth Dr · Killeen, TX 76541

$135,000

4 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 13 Days on market

Built 1958 7,209 sqft lot Est $140k · at est. ↓ 3% since listing

---

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).

• Cash flow +11.3/30.0
• ARV discount +9.2/15.0
• Appreciation +6.1/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Listing remarks

Investment opportunity! This 4-bedroom, 2-bathroom home is tenant-occupied and currently generating $1,200 per month in rental income. Professionally managed by MCG Homestead Rentals and Sales, this property offers an excellent opportunity for investors seeking an income-producing asset. The home features spacious living areas filled with natural light, creating a bright and welcoming atmosphere. Recent updates completed in 2025 include a brand-new roof and new foundation in 2025, providing added value and peace of mind for years to come. Whether you're looking to expand your investment portfolio or purchase a turnkey rental property, this home offers steady income potential and professiona

Key facts

• Tenant occupied
• Brand new roof
• 7,209 sq ft lot

Tags

• TENANT OCCUPIED
• GENERATING RENTAL INCOME
• PROFESSIONALLY MANAGED
• BRAND NEW ROOF
• INCOME PRODUCING ASSET

Property features AI

Finance

• Financial info: Lease considered (lease expiration: 2026-12-31)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: Main; Resale property
• Construction: Vinyl siding; Shingle/composition roof; Slab foundation; Year built (source: Assessor)
• Exterior features: Chain link fencing; City lot; Less than quarter acre; Asphalt road frontage; No notable water features

Interior

• Kitchen: Electric range; Cooktop; Refrigerator
• Bedrooms: Bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, one unit)
• Interior features: Ceiling fan(s); Eat-in kitchen; Kitchen/dining combo
• Laundry & utility: Laundry in utility room; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-50 ($-596/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (14.8% below list).
• Recommended offer: $115k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: amenities D, employment D, crime 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.
• Zoned schools: Killeen H S (math 29% / reading 40%, grade F, #963 of 1,632 statewide, top 61%, 2,076 students, 69% FRL) — zoned schools average 69% FRL vs 47% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.0%/yr); 126 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 37% 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 $4k of equity ($933 loan paydown + $3k 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 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Watch-outs: built in 1958 — 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 $115,025 (14.8% 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. Built in 1958 — 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. 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: 0.85% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $140,302
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Kern Rd	0.09mi	3/1.0 (-1)	1,151 (-3%)	7mo	$138,800	$121	79
807 Cloud St	0.41mi	3/1.0 (-1)	1,160 (-2%)	3mo	$90,000	$78	69
1302 Garth Dr	0.02mi	3/1.0 (-1)	1,063 (-11%)	23mo	$125,000	$118	57

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: 2.2%
• Equity multiple: 1.12×
• Total profit: $4,560
• Equity at exit: $55,167

10-year hold

• IRR: 4.6%
• Equity multiple: 1.62×
• Total profit: $23,440
• Equity at exit: $80,942

Cash invested: $37,800 (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: 126
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$708
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-50

Break-even live

Break-even rent $1,213

Max offer price $126,230

Occupancy floor 99%

Sensitivity live

Price	-10% $27	-5% $-11	+0% $-50	+5% $-88	+10% $-126
Rent	-10% $-141	-5% $-95	+0% $-50	+5% $-4	+10% $41
Rate	-1.0pp $18	-0.5pp $-15	base $-50	+0.5pp $-85	+1.0pp $-120

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N College St Unit B Killeen, TX	3.0	2.0	1235	$995	$0.81	15d	1	0.11mi
905 N Gilmer St Killeen, TX	1.0–3.0	1.0–2.0	925	$1,395	$1.51	15d	5	0.21mi
505 W Church Ave Killeen, TX	3.0	1.0	1160	$1,100	$0.95	15d	1	0.25mi
514 McArthur Dr Killeen, TX	3.0	1.0	1084	$995	$0.92	45d	1	0.34mi
209 West Avenue A Unit A Killeen, TX	3.0	2.0	876	$935	$1.07	15d	1	0.35mi
1717 Walton Walker Dr Unit 1717 Killeen, TX	3.0	1.5	1300	$895	$0.69	45d	1	0.38mi
1106 Williamson Dr Unit A Killeen, TX	3.0	1.0	900	$875	$0.97	45d	1	0.42mi
1507 N 8th St Unit 8 Killeen, TX	3.0	2.0	1116	$995	$0.89	25d	1	0.48mi
1015 N 10th St Unit B Killeen, TX	3.0	2.0	1118	$1,100	$0.98	45d	1	0.56mi
717 Norris Ave Killeen, TX	3.0	1.0	1118	$1,000	$0.89	45d	1	0.56mi
1204 N 18th St Unit B Killeen, TX	3.0	2.0	1200	$1,200	$1.00	45d	1	0.79mi
608 N 18th St Unit B Killeen, TX	3.0	1.0	838	$915	$1.09	15d	1	0.82mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	25d	1	0.82mi
905 Parmer Ave Unit B Killeen, TX	3.0	1.0	836	$850	$1.02	15d	1	0.83mi
1312 Carol Way Killeen, TX	3.0	1.0	1221	$1,100	$0.90	15d	1	0.94mi
715 Cardinal Ave Killeen, TX	3.0	1.0	1142	$800	$0.70	45d	1	0.96mi
1108 Stewart St Killeen, TX	3.0	1.0	995	$1,150	$1.16	25d	1	1.00mi
512 Raymond St Killeen, TX	3.0	2.5	1336	$1,300	$0.97	45d	1	1.02mi
512 Raymond St Unit B Killeen, TX	3.0	2.5	1336	$1,300	$0.97	25d	1	1.02mi
1201 Greenwood Ave Killeen, TX	4.0	2.0	1276	$1,350	$1.06	45d	1	1.02mi
1801 Stewart St Unit A Killeen, TX	3.0	2.0	872	$1,045	$1.20	15d	1	1.03mi
605 Stringer St Unit A Killeen, TX	3.0	2.5	1334	$1,500	$1.12	45d	1	1.03mi
603 Wolf St Killeen, TX	3.0	1.0	786	$952	$1.21	45d	1	1.04mi
1208 Alexander St Killeen, TX	4.0	3.0	1500	$1,600	$1.07	45d	1	1.06mi
1309 Greenwood Ave Killeen, TX	3.0	1.0	925	$900	$0.97	23d	1	1.12mi
1701 Elkins Ave Killeen, TX	3.0	1.0	918	$1,000	$1.09	15d	1	1.17mi
705 Crockett Dr Killeen, TX	3.0	1.0	1174	$1,095	$0.93	45d	1	1.25mi
508 Patton Dr Killeen, TX	3.0	1.5	924	$1,150	$1.24	25d	1	1.26mi
409 Short Ave Killeen, TX	4.0	2.0	1220	$1,300	$1.07	45d	1	1.29mi
907 San Antonio St Killeen, TX	3.0	1.5	1303	$1,195	$0.92	45d	1	1.30mi
909 Houston St Killeen, TX	3.0	2.0	1200	$1,195	$1.00	45d	1	1.31mi
910 San Antonio St Killeen, TX	3.0	1.0	1208	$995	$0.82	45d	1	1.32mi
1003 San Antonio St Killeen, TX	4.0	1.0	1452	$1,095	$0.75	45d	1	1.32mi
912 Southside Dr Killeen, TX	3.0	1.0	841	$995	$1.18	45d	1	1.33mi
919 Southside Dr Killeen, TX	3.0	1.0	925	$1,300	$1.41	45d	1	1.37mi
724 Carrie Ave Killeen, TX	3.0	1.0	1100	$1,000	$0.91	45d	1	1.46mi
118 E Fowler Ave Killeen, TX	3.0	1.0	902	$875	$0.97	45d	1	1.47mi

Listing history 10 events

1. 2026-06-22
   days on market $135,000 Active 13 DOM
2. 2026-06-18
   days on market $135,000 Active 10 DOM
3. 2026-06-17
   days on market $135,000 Active 9 DOM
4. 2026-06-16
   days on market $135,000 Active 8 DOM
5. 2026-06-15
   days on market $135,000 Active 7 DOM
6. 2026-06-14
   days on market $135,000 Active 5 DOM
7. 2026-06-13
   days on market $135,000 Active 4 DOM
8. 2026-06-10
   days on market $135,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $135,000 Active 1 DOM

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$141/yr (+$12/mo · 6.0%)

ⓘ 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 7/10 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: $13,803
• − Mortgage interest: −$7,562
• − Property taxes: −$2,330
• − Insurance: −$675
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,927
• Taxable loss: −$2,900
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $100/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

-2.9% since first listed

18 events — show timeline

• 2026-06-08 Listed $135,000 CTXMLS
• 2026-01-05 Rental Removed $1,200 APPFOLIO
• 2025-12-04 Listed for Rent $1,200 APPFOLIO
• 2025-09-11 Listing Removed — CTXMLS
• 2025-07-13 Rental Removed $1,200 APPFOLIO
• 2025-06-29 Listed for Rent $1,200 APPFOLIO
• 2025-05-19 Price Changed $119,950 CTXMLS
• 2025-04-11 Price Changed $125,000 CTXMLS
• 2025-03-28 Price Changed $129,900 CTXMLS
• 2025-03-09 Price Changed $135,000 CTXMLS
• 2025-03-09 Listed $139,900 CTXMLS
• 2025-02-28 Listing Removed — CTXMLS
• 2024-11-27 Listed $139,000 CTXMLS
• 2024-08-13 Price Changed — Unlock MLS
• 2024-07-17 Price Changed — Unlock MLS
• 2024-06-19 Price Changed — Unlock MLS
• 2024-06-09 Listed — Unlock MLS
• 2023-02-02 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,330 · +22.2% YoY. Source: county tax records.