118 S Front Ave · Troy, TX 76579

$125,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 163 Days on market

Built 1940 0.40 ac lot $124/sqft · 45% below area Est $227k · 45% under ↓ 17% since listing

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this versatile property situated on nearly half an acre spanning 5 city lots in a highly accessible location with easy access to I-35. The existing 3-bedroom, 1-bath home offers 1,008 sq ft and provides excellent potential for rental income, redevelopment, or commercial conversion. This property backs up to land already zoned commercial, making it an ideal opportunity for an investor or developer. With its generous lot size and location, possibilities include townhomes, retail space, office use, or mixed-use development (buyer to verify zoning and permitted uses). Additional features include a small storage shed and a storm shelter. Located in Troy ISD and close to restaurants, convenience stores, and local businesses. Rare chance to own a multi-lot property with strong upside in a growing area.

Key facts

• 5 city lots
• Accessible location
• Easy access to i-35

Tags

• HALF AN ACRE
• 5 CITY LOTS
• ACCESSIBLE LOCATION
• EASY ACCESS TO I-35
• ZONED COMMERCIAL
• SMALL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.1% in Troy — 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 71/100 on livability (#307 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Troy ISD (rural): math 44% / reading 44% proficiency, ranked #257 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 143 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1940 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (median comp): $226,982
• List price: $125,000
• Delta: -44.93%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Aikman Dr	0.56mi	3/2.0	1,152 (+14%)	3mo	$195,000	$169	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,790
• Equity at exit: $18,638

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $34,251
• Equity at exit: $10,808

Cash invested: $35,000 (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 76579

• Home prices YoY: -25.8%
• Active inventory: 143
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$656
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $378

Break-even live

Break-even rent $1,038

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 W Main St Troy, TX	1.0–2.0	1.0	750	$825	$1.10	13d	3	0.27mi
1104 Leah Dr Unit A Troy, TX	3.0	2.0	1295	$1,695	$1.31	13d	1	0.60mi
1005 Leah Dr Unit B Troy, TX	3.0	2.0	1292	$1,400	$1.08	21d	1	0.60mi
522 Campus St Troy, TX	3.0	2.0	1205	$1,525	$1.27	43d	1	0.63mi
618 Campus St Unit 1 Troy, TX	3.0	2.0	1174	$1,500	$1.28	13d	1	0.66mi
205 Juniper Dr Troy, TX	3.0	2.0	1234	$1,395	$1.13	21d	1	0.72mi
203 Juniper Dr Troy, TX	3.0	2.0	1234	$1,395	$1.13	13d	1	0.73mi
204b Juniper Dr Troy, TX	3.0	2.0	1332	$1,395	$1.05	13d	1	0.75mi
206 Juniper Dr Troy, TX	3.0	2.0	1332	$1,395	$1.05	21d	1	0.75mi
206 Sparrow Cv Troy, TX	3.0	2.0	1332	$1,395	$1.05	13d	1	0.81mi
17307 Old TX 81 Unit C Troy, TX	2.0	2.0	1000	$1,295	$1.29	13d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 163 DOM
2. 2026-06-17
   days on market $125,000 Active 162 DOM
3. 2026-06-16
   days on market $125,000 Active 161 DOM
4. 2026-06-15
   days on market $125,000 Active 160 DOM
5. 2026-06-14
   days on market $125,000 Active 158 DOM
6. 2026-06-10
   days on market $125,000 Active 155 DOM
7. 2026-06-09
   days on market $125,000 Active 154 DOM
8. 2026-06-08
   days on market $125,000 Active 153 DOM
9. 2026-06-07
   status $125,000 Active 152 DOM
10. 2026-05-31
    status $125,000 Pending 152 DOM
11. 2026-05-30
    days on market $125,000 Active Under Contract 152 DOM
12. 2025-12-29
    listed $125,000 Active 823-char remark

    Show marketing remark (823 chars)

    Don’t miss this versatile property situated on nearly half an acre spanning 5 city lots in a highly accessible location with easy access to I-35. The existing 3-bedroom, 1-bath home offers 1,008 sq ft and provides excellent potential for rental income, redevelopment, or commercial conversion. This property backs up to land already zoned commercial, making it an ideal opportunity for an investor or developer. With its generous lot size and location, possibilities include townhomes, retail space, office use, or mixed-use development (buyer to verify zoning and permitted uses). Additional features include a small storage shed and a storm shelter. Located in Troy ISD and close to restaurants, convenience stores, and local businesses. Rare chance to own a multi-lot property with strong upside in a growing area.

13. 2023-02-28
    soldstatus
14. 2022-11-30
    status Active
15. 2022-11-30
    historical
16. 2022-11-30
    historical
17. 2022-11-22
    historical
18. 2022-11-21
    status Active
19. 2022-10-18
    price $89,900
20. 2022-10-04
    price $99,900
21. 2022-09-22
    price $109,900
22. 2022-09-16
    price $129,900
23. 2022-09-09
    listed $149,900 Active
24. 2022-09-09
    listed $89,900
25. 2002-09-30
    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: $1,350 · $113/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$937/yr (+$78/mo · 69.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $18,193
• − Mortgage interest: −$7,002
• − Property taxes: −$1,350
• − Insurance: −$625
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,636
• Taxable income: $2,669
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,891/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: Troy ISD
• NCES district ID: 4843260
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $60,586
• Composite: 38.83/100
• National rank: #4110
• State rank: #257 of 826 in TX

Livability — Troy

• Score: 71/100
• State rank: #307
• US rank: #6921

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, TX
• County: Bell County · 345,090 people
• City population: 5,448
• Metro: Killeen-Temple, TX
• Population (ZIP): 5,448
• Household income: $85,480
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 210.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -64.05%
• Current HPI: 183.9791
• Rent YoY: —
• 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

-16.6% since first listed

14 events — show timeline

• 2025-12-29 Listed $125,000 CTXMLS
• 2023-02-28 Sold (Public Records) — Public Records
• 2022-11-30 Relisted — CTXMLS
• 2022-11-30 Listing Removed — NTREIS
• 2022-11-30 Listing Removed — CTXMLS
• 2022-11-22 Listing Removed — CTXMLS
• 2022-11-21 Relisted — CTXMLS
• 2022-10-18 Price Changed $89,900 CTXMLS
• 2022-10-04 Price Changed $99,900 CTXMLS
• 2022-09-22 Price Changed $109,900 CTXMLS
• 2022-09-16 Price Changed $129,900 CTXMLS
• 2022-09-09 Listed $89,900 NTREIS
• 2022-09-09 Listed $149,900 CTXMLS
• 2002-09-30 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,350 · +11.8% YoY. Source: county tax records.