1206 Sissom Ct · Killeen, TX 76541

$99,900

3 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 71 Days on market

Built 1952 7,688 sqft lot $90/sqft · 18% below area Est $122k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom Single Family Home. Inside you'll find a mix of wood flooring, and carpet. The property also features a storage shed, providing ample space for your belongings. The Home has chain-link Fencing.

Key facts

• 7,688 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $22 ($265/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (0.4% below list).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 (-2.0%/yr); 123 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); 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).
• This rent runs 32% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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: 1.00% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $122,089
• List price: $99,900
• Delta: -18.17%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Kern Rd	0.13mi	3/1.0	1,151 (+3%)	7mo	$138,800	$121	82
807 Cloud St	0.25mi	3/1.0	1,160 (+4%)	3mo	$90,000	$78	79
1302 Garth Dr	0.19mi	3/1.0	1,063 (-4%)	23mo	$125,000	$118	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.24×
• Total profit: $6,735
• Equity at exit: $40,823

10-year hold

• IRR: 6.4%
• Equity multiple: 1.84×
• Total profit: $23,614
• Equity at exit: $59,897

Cash invested: $27,972 (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: 123
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$524
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $22

Break-even live

Break-even rent $967

Max offer price $99,900

Occupancy floor 93%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 N Gilmer St Killeen, TX	1.0–3.0	1.0–2.0	925	$1,395	$1.51	14d	5	0.12mi
608 W Dean Ave Killeen, TX	2.0	1.0	775	$1,000	$1.29	23d	1	0.16mi
906 Sissom Rd Apt 1 Killeen, TX	2.0	1.0	998	$875	$0.88	23d	1	0.17mi
901 Sissom Rd Unit 3 Killeen, TX	2.0	1.0	1000	$875	$0.88	14d	1	0.17mi
1203 N College St Unit 1203-207 Killeen, TX	2.0	2.0	980	$725	$0.74	44d	1	0.20mi
903 W Kern Rd Killeen, TX	2.0	1.0	768	$700	$0.91	44d	1	0.21mi
805 W Dean Ave Killeen, TX	2.0	1.0	808	$675	$0.84	44d	1	0.23mi
1111 N College St Unit B Killeen, TX	3.0	2.0	1235	$995	$0.81	14d	1	0.24mi
1717 Walton Walker Dr Unit 1717 Killeen, TX	3.0	1.5	1300	$895	$0.69	44d	1	0.30mi
505 W Church Ave Killeen, TX	3.0	1.0	1160	$1,100	$0.95	14d	1	0.31mi
1106 Williamson Dr Unit A Killeen, TX	3.0	1.0	900	$875	$0.97	44d	1	0.32mi
1112 Williamson Dr Killeen, TX	2.0	1.0	815	$875	$1.07	44d	1	0.33mi
514 McArthur Dr Killeen, TX	3.0	1.0	1084	$995	$0.92	44d	1	0.37mi
1403 N 2nd St Killeen, TX	1.0–2.0	1.0	673	$745	$1.11	14d	5	0.38mi
110 E Texas Ave Killeen, TX	2.0	1.0	832	$825	$0.99	21d	1	0.45mi
209 West Avenue A Unit A Killeen, TX	3.0	2.0	876	$935	$1.07	14d	1	0.46mi
1006 N 4th St Unit 8 Killeen, TX	2.0	1.0	750	$700	$0.93	44d	1	0.50mi
309 Root Ave Unit 1 Killeen, TX	2.0	1.0	700	$850	$1.21	14d	1	0.55mi
717 Norris Ave Killeen, TX	3.0	1.0	1118	$1,000	$0.89	44d	1	0.58mi
1117 N 8th St Killeen, TX	1.0–2.0	1.0	675	$800	$1.19	44d	5	0.58mi
1507 N 8th St Unit 8 Killeen, TX	3.0	2.0	1116	$995	$0.89	23d	1	0.60mi
303 Cloud St Killeen, TX	2.0	1.0	768	$895	$1.17	23d	1	0.61mi
207 Cloud St Killeen, TX	2.0	1.0	894	$797	$0.89	44d	1	0.68mi
1015 N 10th St Unit B Killeen, TX	3.0	2.0	1118	$1,100	$0.98	44d	1	0.69mi
503 E Dean Ave Killeen, TX	2.0	1.0	776	$825	$1.06	14d	1	0.73mi
1901 N 10th St Unit 3 Killeen, TX	2.0	1.0	920	$745	$0.81	44d	1	0.75mi
414 East Avenue A Unit 106 Killeen, TX	2.0	1.0	800	$705	$0.88	14d	1	0.77mi
1015 N 14th St Unit 4 Killeen, TX	2.0	1.0	850	$845	$0.99	23d	1	0.79mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	44d	1	0.79mi
1015 N 14th St Apt 1 Killeen, TX	2.0	1.0	850	$850	$1.00	44d	1	0.79mi
1015 N 14th St Unit 2 Killeen, TX	2.0	1.0	850	$845	$0.99	14d	1	0.79mi
1204 N 18th St Unit B Killeen, TX	3.0	2.0	1200	$1,200	$1.00	44d	1	0.92mi
608 N 18th St Unit B Killeen, TX	3.0	1.0	838	$915	$1.09	14d	1	0.95mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	23d	1	0.95mi
905 Parmer Ave Unit B Killeen, TX	3.0	1.0	836	$850	$1.02	14d	1	0.96mi
1104 Duncan Ave Killeen, TX	2.0	1.0	786	$852	$1.08	21d	1	0.99mi
512 Raymond St Killeen, TX	3.0	2.5	1336	$1,300	$0.97	44d	1	1.04mi
512 Raymond St Unit B Killeen, TX	3.0	2.5	1336	$1,300	$0.97	23d	1	1.04mi
1107 White Ave Killeen, TX	2.0	1.0	758	$800	$1.06	44d	1	1.04mi
605 Stringer St Unit A Killeen, TX	3.0	2.5	1334	$1,500	$1.12	44d	1	1.05mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 71 DOM
2. 2026-06-17
   days on market $99,900 Active 70 DOM
3. 2026-06-16
   days on market $99,900 Active 69 DOM
4. 2026-06-15
   days on market $99,900 Active 68 DOM
5. 2026-06-14
   days on market $99,900 Active 66 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 65 DOM
7. 2026-06-10
   days on market $106,900 Active 63 DOM
8. 2026-06-09
   days on market $106,900 Active 62 DOM
9. 2026-06-08
   days on market $106,900 Active 61 DOM
10. 2026-06-07
    days on market $106,900 Active 60 DOM
11. 2026-06-03
    days on market $106,900 Active 56 DOM
12. 2026-06-02
    days on market $106,900 Active 55 DOM
13. 2026-06-01
    days on market $106,900 Active 54 DOM
14. 2026-05-31
    days on market $106,900 Active 53 DOM
15. 2026-05-30
    days on market $106,900 Active 52 DOM
16. 2026-05-15
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Charming 3-bedroom, 2-bathroom Single Family Home. Inside you'll find a mix of wood flooring, and carpet. The property also features a storage shed, providing ample space for your belongings. The Home has chain-link Fencing.

17. 2026-04-28
    price $106,900 224-char remark

    Show marketing remark (224 chars)

    Charming 3-bedroom, 2-bathroom Single Family Home. Inside you'll find a mix of wood flooring, and carpet. The property also features a storage shed, providing ample space for your belongings. The Home has chain-link Fencing.

18. 2026-04-06
    historical $950
19. 2026-04-02
    listed $114,900 Active 224-char remark

    Show marketing remark (224 chars)

    Charming 3-bedroom, 2-bathroom Single Family Home. Inside you'll find a mix of wood flooring, and carpet. The property also features a storage shed, providing ample space for your belongings. The Home has chain-link Fencing.

20. 2026-02-24
    price $950
21. 2026-01-23
    price $995
22. 2025-11-14
    soldstatus
23. 2025-09-10
    listed $1,100
24. 2023-11-04
    historical
25. 2023-10-21
    listed
26. 2023-04-05
    soldstatus
27. 2021-08-23
    soldstatus
28. 2021-07-26
    status Pending
29. 2021-07-20
    listed $70,000 Active
30. 1977-02-02
    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: $2,379 · $198/mo
• Projected year-2 tax: $2,379 · $198/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $11,937
• − Mortgage interest: −$5,596
• − Property taxes: −$2,379
• − Insurance: −$500
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,906
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $590/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

+52.7% since first listed

15 events — show timeline

• 2026-05-15 Pending — CTXMLS
• 2026-04-28 Price Changed $106,900 CTXMLS
• 2026-04-06 Rental Removed $950 APPFOLIO
• 2026-04-02 Listed $114,900 CTXMLS
• 2026-02-24 Price Changed $950 APPFOLIO
• 2026-01-23 Price Changed $995 APPFOLIO
• 2025-11-14 Sold (Public Records) — Public Records
• 2025-09-10 Listed for Rent $1,100 APPFOLIO
• 2023-11-04 Rental Removed — APPFOLIO
• 2023-10-21 Listed for Rent — APPFOLIO
• 2023-04-05 Sold (Public Records) — Public Records
• 2021-08-23 Sold (Public Records) — Public Records
• 2021-07-26 Pending — CTXMLS
• 2021-07-20 Listed $70,000 CTXMLS
• 1977-02-02 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,379 · +22.2% YoY. Source: county tax records.