5806 Hamza Cir · Killeen, TX 76542

$150,000

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 404 Days on market

Built 2003 5,837 sqft lot $88/sqft · 39% below area Est $247k · 39% under ↓ 14% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• 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

Key facts

• Garage
• Built 2003
• Listed 403 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 643 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 61% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.10% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $246,928
• List price: $150,000
• Delta: -39.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Iron Horse Dr	0.19mi	4/2.0 (+1)	1,665 (-3%)	2mo	$281,805	$169	80
141 Atlas Ave	0.27mi	4/2.0 (+1)	1,722 (+1%)	5mo	$318,900	$185	78
1306 Victory Ranch Trl	0.22mi	4/2.0 (+1)	1,796 (+5%)	1mo	$280,815	$156	76
1204 Iron Horse Dr	0.31mi	4/2.0 (+1)	1,665 (-3%)	3mo	$267,505	$161	73
1208 Iron Horse Dr	0.25mi	4/2.0 (+1)	1,612 (-6%)	2mo	$282,315	$175	72
1206 Iron Horse Dr	0.31mi	4/2.0 (+1)	1,796 (+5%)	3mo	$293,605	$163	70
1107 Iron Horse Dr	0.18mi	3/2.0	1,501 (-12%)	2mo	$267,795	$178	69
212 Atlas Ave	0.39mi	3/2.0	1,841 (+8%)	4mo	$305,900	$166	66
717 James Parker Cir	0.49mi	3/2.0	1,841 (+8%)	3mo	$308,900	$168	62
1211 Iron Horse Dr	0.32mi	3/2.0	1,501 (-12%)	3mo	$254,435	$170	62
5108 Karen Green Dr	0.65mi	4/2.0 (+1)	1,683 (-2%)	3mo	$212,000	$126	59
307 E Little Dipper	0.63mi	4/2.0 (+1)	1,885 (+10%)	4mo	$230,000	$122	45

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-21,449
• Equity at exit: $22,365

10-year hold

• IRR: -13.0%
• Equity multiple: 0.35×
• Total profit: $-27,129
• Equity at exit: $12,969

Cash invested: $42,000 (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 76542

• Home prices YoY: -21.7%
• Rents YoY: -1.9%
• Active inventory: 643
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$787
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $119

Break-even live

Break-even rent $1,498

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 Hamza Cir Killeen, TX	3.0	2.0	1540	$1,275	$0.83	23d	1	0.02mi
702 W Orion Dr Killeen, TX	4.0	2.0	1821	$1,825	$1.00	21d	1	0.16mi
709 W Vega Ln Killeen, TX	4.0	2.5	2106	$2,100	$1.00	23d	1	0.23mi
505 W Vega Ln Killeen, TX	3.0	2.0	1619	$1,550	$0.96	13d	1	0.30mi
500 W Libra Dr Killeen, TX	4.0	2.5	2106	$1,900	$0.90	23d	1	0.33mi
507 W Little Dipper Killeen, TX	4.0	2.0	1657	$1,800	$1.09	13d	1	0.38mi
304 W Libra Dr Killeen, TX	4.0	2.0	2033	$1,850	$0.91	23d	1	0.41mi
402 W Little Dipper Killeen, TX	4.0	2.0	1554	$1,800	$1.16	43d	1	0.41mi
1319 Iron Horse Dr Killeen, TX	3.0	2.0	1501	$1,800	$1.20	23d	1	0.41mi
1301 Powder River Dr Unit B Killeen, TX	3.0	2.0	1296	$1,150	$0.89	43d	1	0.41mi
1306 Powder River Dr Apt B Killeen, TX	3.0	2.0	1296	$1,150	$0.89	43d	1	0.42mi
300 W Libra Dr Killeen, TX	4.0	2.0	2070	$1,900	$0.92	23d	1	0.43mi
1310 Powder River Dr Apt B Killeen, TX	3.0	2.0	1296	$1,150	$0.89	43d	1	0.44mi
108 W Gemini Ln Killeen, TX	3.0	2.5	1856	$1,900	$1.02	23d	1	0.44mi
1204 Cinch Dr Apt B Killeen, TX	3.0	2.0	1150	$1,150	$1.00	43d	1	0.44mi
1204 Cinch Dr Unit A Killeen, TX	3.0	2.0	1150	$1,150	$1.00	13d	1	0.44mi
1111 Cinch Dr Unit A Killeen, TX	3.0	2.0	1290	$1,200	$0.93	23d	1	0.45mi
1309 Powder River Dr Unit B Killeen, TX	3.0	2.0	1290	$1,200	$0.93	43d	1	0.46mi
107 W Gemini Ln Killeen, TX	3.0	3.0	1856	$1,575	$0.85	43d	1	0.46mi
5801 Hercules Ave Killeen, TX	4.0	2.0	1861	$1,795	$0.96	43d	1	0.47mi
1312 Copper Crk Killeen, TX	4.0	2.0	1883	$1,799	$0.96	21d	1	0.49mi
910 James Parker Cir Killeen, TX	3.0	2.0	1900	$2,100	$1.11	13d	1	0.49mi
1406 Powder River Dr Apt B Killeen, TX	3.0	2.0	1332	$1,200	$0.90	21d	1	0.50mi
1213 Cinch Dr Unit A Killeen, TX	3.0	2.0	1340	$1,100	$0.82	43d	1	0.50mi
5211 James Loop Killeen, TX	3.0	2.0	1454	$1,550	$1.07	43d	1	0.50mi
1403 Powder River Dr Apt B Killeen, TX	3.0	2.0	1301	$1,250	$0.96	43d	1	0.51mi
1309 Trail Boss Killeen, TX	4.0	2.0	1678	$1,595	$0.95	43d	1	0.51mi
102 W Libra Dr Killeen, TX	4.0	2.0	1875	$1,800	$0.96	43d	1	0.52mi
104 W Little Dipper Killeen, TX	3.0	2.0	1639	$1,750	$1.07	13d	1	0.54mi
1400 Cinch Dr Unit A Killeen, TX	3.0	2.0	1332	$1,200	$0.90	43d	1	0.55mi
6103 Hercules Ave Killeen, TX	4.0	2.0	1863	$1,800	$0.97	23d	1	0.56mi
5001 Addie Dr Killeen, TX	3.0	2.0	1397	$1,500	$1.07	23d	1	0.60mi
1413 Cinch Dr Unit B Killeen, TX	3.0	2.0	1144	$1,100	$0.96	23d	1	0.64mi
811 Marlow Cv Killeen, TX	4.0	3.0	2100	$2,100	$1.00	23d	1	0.65mi
405 E Libra Dr Killeen, TX	4.0	2.0	1646	$1,850	$1.12	23d	1	0.65mi
5207 Karen Green Dr Killeen, TX	4.0	2.0	1796	$1,800	$1.00	43d	1	0.67mi
506 Constellation Dr Killeen, TX	3.0	2.0	1611	$1,695	$1.05	43d	1	0.67mi
5102 Karen Green Dr Killeen, TX	3.0	2.0	1653	$1,700	$1.03	43d	1	0.68mi
4801 Addie Dr Killeen, TX	3.0	2.0	1883	$1,700	$0.90	43d	1	0.69mi
5004 Karen Green Dr Killeen, TX	3.0	2.0	1528	$1,695	$1.11	13d	1	0.70mi

Listing history 13 events

1. 2026-06-03
   days on market $150,000 Active 404 DOM
2. 2026-06-02
   days on market $150,000 Active 403 DOM
3. 2026-06-01
   days on market $150,000 Active 402 DOM
4. 2026-05-31
   days on market $150,000 Active 401 DOM
5. 2026-05-30
   days on market $150,000 Active 400 DOM
6. 2025-08-28
   status Active
7. 2025-08-28
   price $150,000
8. 2025-06-16
   status Pending
9. 2025-05-21
   historical Active Under Contract
10. 2025-02-11
    listed $175,000 Active
11. 2024-09-30
    historical
12. 2024-08-23
    listed $175,000 Active
13. 2003-09-16
    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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 6/10 Major
• 🌡 Heat 7/10 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: $19,786
• − Mortgage interest: −$8,402
• − Property taxes: −$4,015
• − Insurance: −$750
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,364
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,646/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

-14.3% since first listed

8 events — show timeline

• 2025-08-28 Relisted — CTXMLS
• 2025-08-28 Price Changed $150,000 CTXMLS
• 2025-06-16 Pending — CTXMLS
• 2025-05-21 Contingent — CTXMLS
• 2025-02-11 Listed $175,000 CTXMLS
• 2024-09-30 Listing Removed — CTXMLS
• 2024-08-23 Listed $175,000 CTXMLS
• 2003-09-16 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,015 · +17.4% YoY. Source: county tax records.