405 W Avenue Br E · Killeen, TX 76541

$97,335

4 bd · 2.0 ba · 1,840 sqft · Townhouse public records · 72 Days on market

Built 1980 5,357 sqft lot $53/sqft · 61% below area

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 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

Investment Opportunity – 12 Units/ Doors in Killeen, TX | Priced Below Market for Quick Sale!!Don’t miss this rare chance to acquire a cash-flowing 12-unit multifamily package in a strong rental market in Killeen, Texas. This portfolio includes : 6-Plex – 1016 N 12th Street , 4-Plex - 908 Sissom Road, and a Duplex- 405 W. Avenue E. Current Gross Monthly Rent: $7,580. Package deal pricing is $599k for all 12 doors. All three properties are located in the same neighborhood, making management efficient and streamlined. Value-Add Opportunity: Rents are currently below market, offering immediate upside potential for increased cash flow. Instant Income: Fully operating rental portfolio with consistent tenants. Strong Upside: Raise rents to market rates and significantly boost returns. Motivated Seller: Priced aggressively for a quick sale. New Roof and New Window Units in 2024.Whether you’re a seasoned investor looking to expand your portfolio or a buyer seeking a high-potential multifamily asset, this package offers cash flow + appreciation upside from day one.

Key facts

• Built 1980
• Listed 72 days

🏷️ Possibly a rental listed for sale. The $97,335 price doesn't fit this home's estimated sale value (~$250,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $97k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 43% 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 ($673 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,494 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.38% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $250,000
• List price: $97,335
• Delta: -61.07%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 York Ave	0.47mi	4/3.0	1,970 (+7%)	5mo	$274,900	$140	58

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: 15.2%
• Equity multiple: 1.82×
• Total profit: $22,224
• Equity at exit: $39,775

10-year hold

• IRR: 15.6%
• Equity multiple: 2.98×
• Total profit: $54,049
• Equity at exit: $58,359

Cash invested: $27,254 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$510
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $284

Break-even live

Break-even rent $985

Max offer price $97,335

Occupancy floor 74%

Sensitivity live

Price	-10% $339	-5% $312	+0% $284	+5% $257	+10% $229
Rent	-10% $178	-5% $231	+0% $284	+5% $337	+10% $391
Rate	-1.0pp $333	-0.5pp $309	base $284	+0.5pp $259	+1.0pp $233

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: $24,334
• Closing costs: $2,920
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Washington St Killeen, TX	3.0	2.0	2075	$1,495	$0.72	44d	1	0.34mi
811 York Ave Unit A Killeen, TX	3.0	2.0	2304	$1,125	$0.49	44d	1	0.39mi
512 Raymond St Killeen, TX	3.0	2.5	1336	$1,300	$0.97	44d	1	0.49mi
512 Raymond St Unit B Killeen, TX	3.0	2.5	1336	$1,300	$0.97	24d	1	0.49mi
605 Stringer St Unit A Killeen, TX	3.0	2.5	1334	$1,500	$1.12	44d	1	0.50mi
1111 N College St Unit B Killeen, TX	3.0	2.0	1235	$995	$0.81	14d	1	0.54mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	24d	1	0.72mi
1200 N 8th St Apt A Killeen, TX	3.0	2.0	2420	$1,500	$0.62	45d	1	0.74mi
907 San Antonio St Killeen, TX	3.0	1.5	1303	$1,195	$0.92	44d	1	0.74mi
1003 San Antonio St Killeen, TX	4.0	1.0	1452	$1,095	$0.75	44d	1	0.76mi
905 Parmer Ave Unit A Killeen, TX	3.0	1.0	1672	$750	$0.45	44d	1	0.77mi
805 W Kern Rd Unit 807 Killeen, TX	3.0	1.0	1692	$775	$0.46	44d	1	0.80mi
1201 Greenwood Ave Killeen, TX	4.0	2.0	1276	$1,350	$1.06	44d	1	0.88mi
1004 Mary Jane Cir Killeen, TX	3.0	2.0	1628	$1,550	$0.95	24d	1	0.90mi
1717 Walton Walker Dr Unit 1717 Killeen, TX	3.0	1.5	1300	$895	$0.69	44d	1	0.92mi
205 W Vardeman Ave Unit A Killeen, TX	3.0	1.0	1824	$925	$0.51	44d	1	0.93mi
1205 Florence Rd Killeen, TX	3.0	2.0	1989	$1,450	$0.73	24d	1	0.95mi
506 Powell St Killeen, TX	3.0	1.0	1546	$1,400	$0.91	44d	1	1.02mi
1309 Carol Way Killeen, TX	4.0	2.5	1600	$1,350	$0.84	44d	1	1.06mi
1404 E Vardeman Ave Killeen, TX	3.0	2.0	1884	$1,695	$0.90	14d	1	1.08mi
913 Estelle Ave Killeen, TX	4.0	2.0	1292	$1,445	$1.12	14d	1	1.11mi
1412 Van Zanten Ct Killeen, TX	3.0	2.0	2564	$1,100	$0.43	44d	1	1.12mi
1208 Alexander St Killeen, TX	4.0	3.0	1500	$1,600	$1.07	44d	1	1.18mi
1417 Jasper Garden Ct Killeen, TX	3.0	2.0	1477	$1,675	$1.13	44d	1	1.21mi
508 Tower St Killeen, TX	3.0	3.0	1922	$1,695	$0.88	44d	1	1.27mi
1302 Redondo Dr Killeen, TX	3.0	1.0	1327	$1,200	$0.90	44d	1	1.28mi
801 S W S Young Dr Killeen, TX	3.0	1.0–2.0	1027	$2,043	$1.99	14d	12	1.33mi
1414 Alta Mira Dr Killeen, TX	3.0	1.0	1294	$1,099	$0.85	24d	1	1.40mi
1302 Metropolitan Dr Killeen, TX	3.0	1.5	1883	$1,550	$0.82	24d	1	1.40mi
2218 Terrace Dr Killeen, TX	3.0	2.0	1772	$1,750	$0.99	14d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $97,335 Active 72 DOM
2. 2026-06-17
   days on market $97,335 Active 71 DOM
3. 2026-06-16
   days on market $97,335 Active 70 DOM
4. 2026-06-15
   days on market $97,335 Active 69 DOM
5. 2026-06-14
   days on market $97,335 Active 67 DOM
6. 2026-06-13
   days on market $97,335 Active 66 DOM
7. 2026-06-10
   days on market $97,335 Active 64 DOM
8. 2026-06-09
   days on market $97,335 Active 63 DOM
9. 2026-06-08
   days on market $97,335 Active 62 DOM
10. 2026-06-07
    days on market $97,335 Active 61 DOM
11. 2026-06-03
    days on market $97,335 Active 57 DOM
12. 2026-06-02
    days on market $97,335 Active 56 DOM
13. 2026-06-01
    days on market $97,335 Active 55 DOM
14. 2026-05-31
    days on market $97,335 Active 54 DOM
15. 2026-05-30
    days on market $97,335 Active 53 DOM
16. 2026-04-07
    listed $99,835 Active 1099-char remark

    Show marketing remark (1099 chars)

    Investment Opportunity – 12 Units/ Doors in Killeen, TX | Priced Below Market for Quick Sale!!Don’t miss this rare chance to acquire a cash-flowing 12-unit multifamily package in a strong rental market in Killeen, Texas. This portfolio includes : 6-Plex – 1016 N 12th Street , 4-Plex - 908 Sissom Road, and a Duplex- 405 W. Avenue E. Current Gross Monthly Rent: $7,580. Package deal pricing is $599k for all 12 doors. All three properties are located in the same neighborhood, making management efficient and streamlined. Value-Add Opportunity: Rents are currently below market, offering immediate upside potential for increased cash flow. Instant Income: Fully operating rental portfolio with consistent tenants. Strong Upside: Raise rents to market rates and significantly boost returns. Motivated Seller: Priced aggressively for a quick sale. New Roof and New Window Units in 2024.Whether you’re a seasoned investor looking to expand your portfolio or a buyer seeking a high-potential multifamily asset, this package offers cash flow + appreciation upside from day one.

17. 2020-11-19
    soldstatus
18. 2014-06-27
    historical
19. 2014-01-22
    listed $47,500
20. 2010-09-03
    historical
21. 2009-06-16
    listed $49,900
22. 2007-06-12
    historical
23. 2006-10-11
    listed $69,900
24. 1994-07-05
    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: $2,727 · $227/mo
• Projected year-2 tax: $2,727 · $227/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 7/10 Severe 7 d/yr ≥107°F today · 23 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: $16,140
• − Mortgage interest: −$5,452
• − Property taxes: −$2,727
• − Insurance: −$487
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,832
• Taxable income: $2,060
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,917/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

+42.8% since first listed

9 events — show timeline

• 2026-04-07 Listed $99,835 CTXMLS
• 2020-11-19 Sold (Public Records) — Public Records
• 2014-06-27 Listing Removed — CTXMLS
• 2014-01-22 Listed $47,500 CTXMLS
• 2010-09-03 Listing Removed — CTXMLS
• 2009-06-16 Listed $49,900 CTXMLS
• 2007-06-12 Listing Removed — CTXMLS
• 2006-10-11 Listed $69,900 CTXMLS
• 1994-07-05 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,727 · +8.9% YoY. Source: county tax records.