503 Angus Cir · Killeen, TX 76542

$240,000

6 bd · 1.0 ba · 2,286 sqft · Townhouse public records · 42 Days on market

Built 1995 0.30 ac lot $105/sqft · 34% below area Est $362k · 34% 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 +9.0/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex has been well maintained and good rental history/cash flow history.

Key facts

• Quiet cul-de-sac
• Convenient location
• Garage

Tags

• QUIET CUL-DE-SAC
• PRIVACY FENCED BACKYARD
• SPACIOUS EAT-IN KITCHENS
• EXCELLENT RENTAL POTENTIAL
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Two-unit property; Each unit currently showing actual rent of $1,000

Exterior

• Parking: Has garage (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-story building; Resale property
• Construction: Brick veneer/masonry exterior; Composition/shingle roof; Slab foundation; Year built per assessor
• Exterior features: Chain link fence around back yard; City lot, less than quarter acre; City street frontage; No water features

Interior

• Kitchen: Electric range; Refrigerator; Some electric appliances
• Bedrooms: Two 3-bedroom units (each unit described as having 3 bedrooms)
• Flooring: Tile
• Bathrooms: Two 2-bath units (each unit described as having 2 bathrooms)
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Tile flooring; Tub with shower
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.4% below list).
• Recommended offer: $189k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Reeces Creek El (math 23% / reading 29%, grade F, #2,954 of 4,322 statewide, top 69%, 856 students, 67% FRL); C E Ellison H S (math 20% / reading 51%, grade F, #941 of 1,632 statewide, top 58%, 1,682 students, 57% FRL).
• Market conditions: Rents soft (-1.9%/yr); 644 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $130k; list at $240k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,582 (21.4% 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 42 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $362,500
• List price: $240,000
• Delta: -33.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3102 Baldwin Loop	0.49mi	6/4.0	2,598 (+14%)	4mo	$350,000	$135	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.16×
• Total profit: $-56,539
• Equity at exit: $35,785

10-year hold

• IRR: -35.2%
• Equity multiple: -0.28×
• Total profit: $-86,083
• Equity at exit: $20,751

Cash invested: $67,200 (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 76542

• Home prices YoY: -21.7%
• Rents YoY: -1.9%
• Active inventory: 644
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$322 /mo · $3,866/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-191

Break-even live

Break-even rent $2,128

Max offer price $206,261

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-123	+0% $-191	+5% $-259	+10% $-327
Rent	-10% $-340	-5% $-265	+0% $-191	+5% $-116	+10% $-42
Rate	-1.0pp $-70	-0.5pp $-130	base $-191	+0.5pp $-253	+1.0pp $-316

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Lennox Ave Killeen, TX	5.0	2.0	1858	$1,450	$0.78	45d	1	1.00mi

Listing history 38 events

1. 2026-06-18
   days on market $240,000 Active 42 DOM
2. 2026-06-17
   pricedays on market $240,000 Active 41 DOM
3. 2026-06-16
   days on market $250,000 Active 40 DOM
4. 2026-06-15
   days on market $250,000 Active 39 DOM
5. 2026-06-14
   days on market $250,000 Active 37 DOM
6. 2026-06-13
   days on market $250,000 Active 36 DOM
7. 2026-06-10
   days on market $250,000 Active 34 DOM
8. 2026-06-09
   days on market $250,000 Active 33 DOM
9. 2026-06-08
   days on market $250,000 Active 32 DOM
10. 2026-06-07
    days on market $250,000 Active 31 DOM
11. 2026-06-03
    days on market $250,000 Active 27 DOM
12. 2026-06-02
    days on market $250,000 Active 26 DOM
13. 2026-06-01
    days on market $250,000 Active 25 DOM
14. 2026-05-31
    days on market $250,000 Active 24 DOM
15. 2026-05-30
    days on market $250,000 Active 23 DOM
16. 2026-05-07
    listed $250,000 Active 319-char remark
17. 2026-04-17
    historical $1,000
18. 2026-04-05
    listed $1,000
19. 2026-03-29
    historical $1,000
20. 2026-03-21
    listed $1,000
21. 2025-09-14
    historical $1,100
22. 2025-08-21
    listed $1,100
23. 2025-08-09
    historical $1,100
24. 2025-08-05
    listed $1,100
25. 2025-05-02
    historical $1,100
26. 2025-04-24
    price $1,100
27. 2025-04-22
    price $11,100
28. 2025-03-13
    listed $1,150
29. 2022-02-15
    price $1,000
30. 2022-02-13
    price $1,000
31. 2012-07-30
    soldstatus
32. 2012-07-27
    soldstatus $130,000 74-char remark

    Show marketing remark (74 chars)

    Duplex has been well maintained and good rental history/cash flow history.

33. 2011-07-06
    listed $139,900 74-char remark

    Show marketing remark (74 chars)

    Duplex has been well maintained and good rental history/cash flow history.

34. 2011-06-30
    historical
35. 2010-05-05
    listed $139,900
36. 2001-01-31
    soldstatus
37. 1995-10-19
    soldstatus
38. 1994-11-15
    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: $3,866 · $322/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$526/yr (+$44/mo · 13.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 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: $22,630
• − Mortgage interest: −$13,444
• − Property taxes: −$3,866
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$6,982
• Taxable loss: −$6,483
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $-736/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): 53,892
• Household income: $74,055
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 1167.0

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 34% White 27% Hispanic / Latino 26% Two or more races 17% Asian 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 79% English-only · Spanish 15% Korean 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: ▼ -43.94%
• Current HPI: 158.4385
• Rent YoY: ▼ -1.85%
• 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

+71.6% since first listed

24 events — show timeline

• 2026-06-16 Price Changed $240,000 CTXMLS
• 2026-05-07 Listed $250,000 CTXMLS
• 2026-04-17 Rental Removed $1,000 BUILDIUM
• 2026-04-05 Listed for Rent $1,000 BUILDIUM
• 2026-03-29 Rental Removed $1,000 BUILDIUM
• 2026-03-21 Listed for Rent $1,000 BUILDIUM
• 2025-09-14 Rental Removed $1,100 BUILDIUM
• 2025-08-21 Listed for Rent $1,100 BUILDIUM
• 2025-08-09 Rental Removed $1,100 BUILDIUM
• 2025-08-05 Listed for Rent $1,100 BUILDIUM
• 2025-05-02 Rental Removed $1,100 BUILDIUM
• 2025-04-24 Price Changed $1,100 BUILDIUM
• 2025-04-22 Price Changed $11,100 BUILDIUM
• 2025-03-13 Listed for Rent $1,150 BUILDIUM
• 2022-02-15 Price Changed $1,000 RENT.
• 2022-02-13 Price Changed $1,000 BUILDIUM
• 2012-07-30 Sold (Public Records) — Public Records
• 2012-07-27 Sold (MLS) $130,000 CTXMLS
• 2011-07-06 Listed $139,900 CTXMLS
• 2011-06-30 Listing Removed — CTXMLS
• 2010-05-05 Listed $139,900 CTXMLS
• 2001-01-31 Sold (Public Records) — Public Records
• 1995-10-19 Sold (Public Records) — Public Records
• 1994-11-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2026): $3,866 · -2.9% YoY. Source: county tax records.