532 Scarlet Oak Dr · Killeen, TX 76542

$160,000

3 bd · 2.0 ba · 1,984 sqft · Manufactured public records · 1 Days on market

Built 2002 0.50 ac lot

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

4 bed 2 bath

Key facts

• 0.5 acre lot
• 4 parking spots
• Built 2002

Property features AI

Finance

• Other: Lot size approximately 0.5022 acres

Exterior

• Parking: Asphalt parking; Space for 4 vehicles
• Utilities: Electricity available; Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-story home; Faces east; Resale property
• Construction: Built with asbestos siding and wood frame; Asbestos shingle roof; Pillar/post/pier foundation; Year built per public records
• Exterior features: Back yard fencing; City lot with a front yard and many trees

Interior

• Kitchen: Electric oven
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Window coverings with blinds and screens; Resale condition
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.2% 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: 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 (-1.9%/yr); 644 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major 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 $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,433
• Equity at exit: $23,857

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $22,086
• Equity at exit: $13,834

Cash invested: $44,800 (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 76542

• Home prices YoY: -21.7%
• Rents YoY: -1.9%
• Active inventory: 644
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$839
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $517

Break-even live

Break-even rent $1,231

Max offer price $160,000

Occupancy floor 68%

Sensitivity live

Price	-10% $608	-5% $562	+0% $517	+5% $472	+10% $427
Rent	-10% $368	-5% $443	+0% $517	+5% $592	+10% $666
Rate	-1.0pp $598	-0.5pp $558	base $517	+0.5pp $476	+1.0pp $434

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Addison St Killeen, TX	3.0	2.0	1409	$1,795	$1.27	14d	1	0.45mi
3520 Addison St Killeen, TX	3.0	2.0	1335	$1,795	$1.34	44d	1	0.46mi
3423 Addison St Killeen, TX	3.0	2.0	1804	$1,850	$1.03	44d	1	0.54mi
10001 Kensley Rose Dr Killeen, TX	4.0	2.5	2612	$2,400	$0.92	24d	1	0.62mi
3307 Addison St Killeen, TX	3.0	2.5	1987	$1,995	$1.00	22d	1	0.67mi
3604 Castleton Dr Killeen, TX	4.0	2.0	2025	$1,895	$0.94	44d	1	0.75mi
3303 Castleton Dr Killeen, TX	3.0	2.0	1345	$1,595	$1.19	22d	1	0.87mi
3405 Rusack Dr Killeen, TX	4.0	2.5	2534	$2,195	$0.87	44d	1	0.89mi
3311 Rusack Dr Killeen, TX	3.0	2.5	2130	$1,750	$0.82	44d	1	0.90mi
3809 Tanchico Dr Killeen, TX	4.0	2.0	1800	$1,795	$1.00	44d	1	0.92mi
3406 Cricklewood Dr Killeen, TX	4.0	3.0	2425	$1,895	$0.78	24d	1	0.96mi
9611 Murandy Dr Killeen, TX	4.0	3.0	2199	$2,095	$0.95	24d	1	1.03mi
3807 Malmaison Rd Killeen, TX	4.0	3.0	2314	$2,000	$0.86	22d	1	1.14mi
9311 Bowfield Dr Killeen, TX	3.0	2.5	2359	$1,995	$0.85	24d	1	1.27mi
3216 Claymore St Killeen, TX	4.0	2.5	2523	$1,850	$0.73	44d	1	1.29mi
9405 Glynhill Ct Killeen, TX	3.0	2.0	1637	$1,795	$1.10	14d	1	1.33mi
9210 Sandyford Ct Killeen, TX	3.0	2.0	1523	$1,650	$1.08	14d	1	1.34mi
7003 Osbaldo Dr Killeen, TX	4.0	2.0	1842	$1,800	$0.98	44d	1	1.39mi
3805 Sugar Hackberry Trl Unit B Killeen, TX	3.0	2.0	2350	$1,995	$0.85	14d	1	1.47mi
4902 Slate Ct Killeen, TX	4.0	2.0	1706	$1,745	$1.02	22d	1	1.47mi
5302 Holly Oak Ln Killeen, TX	4.0	2.5	1842	$1,795	$0.97	24d	1	1.48mi
6806 Modesto Rd Killeen, TX	3.0	2.0	1719	$1,700	$0.99	24d	1	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 12-char remark
2. 2026-06-18
   listed $160,000 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: $805 · $67/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$2,123/yr (+$177/mo · 263.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,633
• − Mortgage interest: −$8,962
• − Property taxes: −$805
• − Insurance: −$800
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,655
• Taxable income: $3,790
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $5,297/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

• 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

6 events — show timeline

• 2026-06-18 Listed $160,000 Unlock MLS
• 2024-01-26 Sold (Public Records) — Public Records
• 2024-01-18 Sold (Public Records) — Public Records
• 2005-09-13 Sold (Public Records) — Public Records
• 2005-01-04 Sold (Public Records) — Public Records
• 2002-07-23 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2026): $805 · +4.2% YoY. Source: county tax records.