1414 Mulford St · Killeen, TX 76541

$95,000

2 bd · 1.0 ba · 960 sqft · MultiFamily public records · 369 Days on market

Built 1956 7,331 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Nice home that has been converted to a 2 bedroom 2 bath. This one can be bought by itself or in a package.

Key facts

• New exterior paint
• Centrally located
• New interior paint

Tags

• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• NEW VINYL PLANK FLOORING
• LUXURIOUS BATHROOM UPDATES
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Property contains 2 total units; Both units currently reported with actual rent of $750 each; Tenant pays cable TV and internet

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Resale property
• Construction: HardiPlank-type siding; Composition/shingle roof; Pillar/post/pier foundation; Built (year source: Assessor)
• Exterior features: City lot; Less than quarter-acre lot; City street frontage

Interior

• Kitchen: Electric range; Range; Refrigerator
• Bedrooms: Two 1-bedroom units (each unit listed as 1 bed)
• Flooring: Laminate
• Bathrooms: Two 1-bath units (each unit listed as 1 bath)
• Heating & cooling: Window unit heating; Wall/window unit cooling
• Interior features: Ceiling fan(s); Tub with shower; Vanity; Breakfast area
• Laundry & utility: Satellite dish

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• In year one you build about $3k of equity ($657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $22k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $95k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 2.45×
• Total profit: $38,661
• Equity at exit: $38,821

10-year hold

• IRR: 26.9%
• Equity multiple: 4.28×
• Total profit: $87,183
• Equity at exit: $56,959

Cash invested: $26,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $557

Break-even live

Break-even rent $887

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $611	-5% $584	+0% $557	+5% $530	+10% $503
Rent	-10% $431	-5% $494	+0% $557	+5% $620	+10% $683
Rate	-1.0pp $605	-0.5pp $581	base $557	+0.5pp $533	+1.0pp $508

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,592
Total (2 units)			$1,592

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 N 8th St Unit 8 Killeen, TX	3.0	2.0	1116	$995	$0.89	25d	1	0.08mi
503 E Dean Ave Killeen, TX	2.0	1.0	776	$825	$1.06	16d	1	0.08mi
1705 Mulford St Unit C Killeen, TX	1.0	1.0	572	$495	$0.87	46d	1	0.12mi
415 E Garrison Ave Unit B Killeen, TX	3.0	1.0	605	$775	$1.28	16d	1	0.13mi
1015 N 10th St Unit B Killeen, TX	3.0	2.0	1118	$1,100	$0.98	46d	1	0.16mi
1117 N 8th St Killeen, TX	1.0–2.0	1.0	675	$800	$1.19	46d	5	0.18mi
1901 N 10th St Unit 3 Killeen, TX	2.0	1.0	920	$745	$0.81	46d	1	0.18mi
1810 N 8th St Killeen, TX	1.0	1.0	576	$625	$1.09	46d	3	0.20mi
110 E Texas Ave Killeen, TX	2.0	1.0	832	$825	$0.99	23d	1	0.21mi
1015 N 14th St Unit 8 Killeen, TX	1.0	1.0	700	$695	$0.99	46d	1	0.25mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	16d	1	0.25mi
1015 N 14th St Unit 4 Killeen, TX	2.0	1.0	850	$845	$0.99	25d	1	0.25mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	46d	1	0.25mi
1015 N 14th St Apt 1 Killeen, TX	2.0	1.0	850	$850	$1.00	46d	1	0.25mi
1702 N 2nd St Killeen, TX	1.0	1.0	490	$550	$1.12	46d	1	0.26mi
1006 N 4th St Unit 8 Killeen, TX	2.0	1.0	750	$700	$0.93	46d	1	0.27mi
1403 N 2nd St Killeen, TX	1.0–2.0	1.0	673	$745	$1.11	16d	5	0.29mi
1318 N 18th St Unit 5 Killeen, TX	1.0	1.0	600	$575	$0.96	25d	1	0.29mi
1104 Duncan Ave Killeen, TX	2.0	1.0	786	$852	$1.08	23d	1	0.34mi
1107 White Ave Killeen, TX	2.0	1.0	758	$800	$1.06	46d	1	0.40mi
1201 N College St Unit 1201-101 Killeen, TX	2.0	1.0	640	$675	$1.05	46d	1	0.44mi
1201 N College St Unit 1201-127 Killeen, TX	2.0	1.0	640	$700	$1.09	25d	1	0.44mi
1203 N College St Unit 1203-201 Killeen, TX	2.0	1.0	640	$675	$1.05	46d	1	0.45mi
1203 N College St Unit 1203-207 Killeen, TX	2.0	2.0	980	$725	$0.74	46d	1	0.45mi
1203 N College St Unit 1203-213 Killeen, TX	2.0	1.0	685	$675	$0.99	25d	1	0.45mi
1801 Stewart St Unit A Killeen, TX	3.0	2.0	872	$1,045	$1.20	16d	1	0.49mi
414 East Avenue A Unit 106 Killeen, TX	2.0	1.0	800	$705	$0.88	16d	1	0.50mi
414 East Avenue A #200 Killeen, TX	1.0	1.0	700	$595	$0.85	46d	1	0.50mi
608 N 18th St Unit B Killeen, TX	3.0	1.0	838	$915	$1.09	16d	1	0.51mi
509 N 14th St Killeen, TX	1.0	1.0	568	$600	$1.06	46d	1	0.51mi
509 N 14th St Unit 8 Killeen, TX	1.0	1.0	568	$585	$1.03	16d	1	0.51mi
1714 Stewart St Killeen, TX	2.0	1.0	729	$950	$1.30	46d	1	0.51mi
602 N 2nd St Unit 1 D Killeen, TX	2.0	1.0	528	$625	$1.18	46d	1	0.52mi
602 N 2nd St Unit 3 B Killeen, TX	2.0	1.0	528	$600	$1.14	23d	1	0.52mi
1108 Stewart St Killeen, TX	3.0	1.0	995	$1,150	$1.16	25d	1	0.52mi
905 Parmer Ave Unit B Killeen, TX	3.0	1.0	836	$850	$1.02	16d	1	0.52mi
1302 Harris Ave Killeen, TX	1.0	1.0	550	$575	$1.05	16d	2	0.53mi
121 West Avenue A Unit 121 2 Killeen, TX	2.0	1.0	661	$900	$1.36	25d	1	0.56mi
1710 Cole St Unit B Killeen, TX	2.0	1.0	850	$750	$0.88	46d	1	0.57mi
608 W Dean Ave Killeen, TX	2.0	1.0	775	$1,000	$1.29	25d	1	0.58mi

Listing history 17 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-03-26
   price $95,000
4. 2025-10-21
   price $85,000
5. 2025-10-17
   price $95,000
6. 2025-09-17
   price $85,000
7. 2025-08-08
   price $95,000
8. 2025-07-18
   price $99,900
9. 2025-07-03
   status Active
10. 2025-06-30
    status Pending
11. 2025-04-24
    listed $117,500 Active
12. 2020-05-18
    soldstatus
13. 2009-12-30
    soldstatus $28,000 106-char remark

    Show marketing remark (106 chars)

    Nice home that has been converted to a 2 bedroom 2 bath. This one can be bought by itself or in a package.

14. 2009-05-29
    listed $28,900

    Show marketing remark (106 chars)

    Nice home that has been converted to a 2 bedroom 2 bath. This one can be bought by itself or in a package.

15. 2009-05-29
    listed $28,900 106-char remark

    Show marketing remark (106 chars)

    Nice home that has been converted to a 2 bedroom 2 bath. This one can be bought by itself or in a package.

16. 2009-04-30
    historical
17. 2008-12-12
    listed $39,900

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 2/10 Low
• 🌡 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: $19,104
• − Mortgage interest: −$5,321
• − Property taxes: −$1,952
• − Insurance: −$475
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,764
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $5,359/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

+138.1% since first listed

17 events — show timeline

• 2026-05-01 Pending — CTXMLS
• 2026-04-21 Contingent — CTXMLS
• 2026-03-26 Price Changed $95,000 CTXMLS
• 2025-10-21 Price Changed $85,000 CTXMLS
• 2025-10-17 Price Changed $95,000 CTXMLS
• 2025-09-17 Price Changed $85,000 CTXMLS
• 2025-08-08 Price Changed $95,000 CTXMLS
• 2025-07-18 Price Changed $99,900 CTXMLS
• 2025-07-03 Relisted — CTXMLS
• 2025-06-30 Pending — CTXMLS
• 2025-04-24 Listed $117,500 CTXMLS
• 2020-05-18 Sold (Public Records) — Public Records
• 2009-12-30 Sold (MLS) $28,000 CTXMLS
• 2009-05-29 Listed $28,900 CTXMLS
• 2009-05-29 Listed $28,900 CTXMLS
• 2009-04-30 Listing Removed — CTXMLS
• 2008-12-12 Listed $39,900 CTXMLS

Property tax history

+21.6%/yr

Latest (2025): $1,952 · +20.8% YoY. Source: county tax records.