1806 Fairview Dr · Killeen, TX 76541

$140,000

4 bd · 2.0 ba · 1,992 sqft · Townhouse public records · 45 Days on market

Built 1958 0.28 ac lot $70/sqft · 22% below area Est $179k · 22% 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 +7.3/30.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.5/10.0

Listing remarks

Excellent investment opportunity! Duplex that features 2 bedrooms, 1 full bath, 1 living room and dining area in each unit. Both units are vacant. Call to schedule an appointment today!

Key facts

• Built 1958
• Listed 45 days

Property features AI

Exterior

• Parking: Driveway parking for each unit
• Utilities: Electricity available; Natural gas available; Public trash collection; Public water (not connected at lot); Public sewer (not connected at lot)
• Home design: Single-story building; HardiPlank exterior
• Construction: Built (year from assessor); Composition/shingle roof; HardiPlank type siding
• Exterior features: Chain link fencing; City lot; quarter- to half-acre lot; Asphalt road access

Interior

• Kitchen: Microwave; Range
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central air (two units)
• Interior features: Carpet and laminate flooring
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (20.4% below list).
• Recommended offer: $107k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 36% 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 ($968 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 8, 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 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 56% 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 $107,324 (23.3% 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 45 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 10.5

CMA / ARV

• ARV (median comp): $178,700
• List price: $140,000
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 York Ave	0.63mi	4/3.0	1,970 (-1%)	5mo	$274,900	$140	60

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: -1.6%
• Equity multiple: 0.91×
• Total profit: $-3,500
• Equity at exit: $57,210

10-year hold

• IRR: 1.4%
• Equity multiple: 1.19×
• Total profit: $7,259
• Equity at exit: $83,940

Cash invested: $39,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$734
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-185

Break-even live

Break-even rent $1,348

Max offer price $107,324

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-145	+0% $-185	+5% $-225	+10% $-264
Rent	-10% $-273	-5% $-229	+0% $-185	+5% $-141	+10% $-97
Rate	-1.0pp $-114	-0.5pp $-149	base $-185	+0.5pp $-221	+1.0pp $-258

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 Walton Walker Dr Unit 1717 Killeen, TX	3.0	1.5	1300	$895	$0.69	46d	1	0.08mi
805 W Kern Rd Unit 807 Killeen, TX	3.0	1.0	1692	$775	$0.46	46d	1	0.19mi
1111 N College St Unit B Killeen, TX	3.0	2.0	1235	$995	$0.81	16d	1	0.54mi
811 York Ave Unit A Killeen, TX	3.0	2.0	2304	$1,125	$0.49	46d	1	0.63mi
1200 N 8th St Apt A Killeen, TX	3.0	2.0	2420	$1,500	$0.62	47d	1	0.84mi
302 Washington St Killeen, TX	3.0	2.0	2075	$1,495	$0.72	46d	1	0.89mi
1309 Carol Way Killeen, TX	4.0	2.5	1600	$1,350	$0.84	46d	1	1.23mi
905 Parmer Ave Unit A Killeen, TX	3.0	1.0	1672	$750	$0.45	46d	1	1.24mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	26d	1	1.25mi
512 Raymond St Killeen, TX	3.0	2.5	1336	$1,300	$0.97	46d	1	1.35mi
512 Raymond St Unit B Killeen, TX	3.0	2.5	1336	$1,300	$0.97	26d	1	1.36mi
605 Stringer St Unit A Killeen, TX	3.0	2.5	1334	$1,500	$1.12	46d	1	1.38mi
1208 Alexander St Killeen, TX	4.0	3.0	1500	$1,600	$1.07	46d	1	1.39mi
1201 Greenwood Ave Killeen, TX	4.0	2.0	1276	$1,350	$1.06	46d	1	1.45mi

Listing history 26 events

1. 2026-06-23
   days on market $140,000 Active 45 DOM
2. 2026-06-22
   days on market $140,000 Active 44 DOM
3. 2026-06-19
   status $140,000 Active 41 DOM
4. 2026-06-18
   days on market $140,000 Active Under Contract 41 DOM
5. 2026-06-17
   days on market $140,000 Active Under Contract 40 DOM
6. 2026-06-16
   days on market $140,000 Active Under Contract 39 DOM
7. 2026-06-15
   days on market $140,000 Active Under Contract 38 DOM
8. 2026-06-14
   days on market $140,000 Active Under Contract 36 DOM
9. 2026-06-13
   days on market $140,000 Active Under Contract 35 DOM
10. 2026-06-10
    days on market $140,000 Active Under Contract 33 DOM
11. 2026-06-09
    days on market $140,000 Active Under Contract 32 DOM
12. 2026-06-09
    status $140,000 Active Under Contract 31 DOM
13. 2026-06-08
    days on market $140,000 Active 31 DOM
14. 2026-06-07
    days on market $140,000 Active 30 DOM
15. 2026-06-03
    days on market $140,000 Active 26 DOM
16. 2026-06-02
    days on market $140,000 Active 25 DOM
17. 2026-06-01
    days on market $140,000 Active 24 DOM
18. 2026-05-31
    days on market $140,000 Active 23 DOM
19. 2026-05-30
    days on market $140,000 Active 22 DOM
20. 2026-05-08
    listed $140,000 Active 185-char remark
21. 2025-04-18
    historical $950
22. 2025-01-23
    price $950
23. 2025-01-16
    listed $1,200
24. 2023-07-14
    soldstatus
25. 2013-07-01
    soldstatus
26. 1991-04-16
    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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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 7/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $13,371
• − Mortgage interest: −$7,842
• − Property taxes: −$3,273
• − Insurance: −$700
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$4,073
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $-1,102/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

+11566.7% since first listed

8 events — show timeline

• 2026-06-08 Contingent — CTXMLS
• 2026-05-08 Listed $140,000 CTXMLS
• 2025-04-18 Rental Removed $950 APPFOLIO
• 2025-01-23 Price Changed $950 APPFOLIO
• 2025-01-16 Listed for Rent $1,200 APPFOLIO
• 2023-07-14 Sold (Public Records) — Public Records
• 2013-07-01 Sold (Public Records) — Public Records
• 1991-04-16 Sold (Public Records) — Public Records

Property tax history

+16.3%/yr

Latest (2026): $3,273 · +4.9% YoY. Source: county tax records.