1802 Alamo Ave · Killeen, TX 76541

$135,000

5 bd · 2.0 ba · 1,675 sqft · Townhouse public records · 86 Days on market

Built 1955 9,278 sqft lot $81/sqft · 28% below area Est $187k · 28% under ↓ 10% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• 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

2 AND 3 BEDROOM DUPLEX AVAILABLE NOW! Vinyl plank floorings & Tile in wet areas. This duplex would make a great fixer upper/investment property.

Key facts

• Built 1955
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• At $1,514/mo this rent would consume 49% of the median local household income ($37k/yr) (locally 1668% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($933 loan paydown + $3k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1955 — 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: 1.12% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $187,270
• List price: $135,000
• Delta: -27.91%
• 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
1602 Alamo Ave	0.12mi	4/2.0 (-1)	1,887 (+13%)	2mo	$82,500	$44	67

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: 8.8%
• Equity multiple: 1.47×
• Total profit: $17,927
• Equity at exit: $55,167

10-year hold

• IRR: 10.1%
• Equity multiple: 2.31×
• Total profit: $49,663
• Equity at exit: $80,942

Cash invested: $37,800 (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 76541

• Home prices YoY: 1.4%
• Rents YoY: -2.0%
• Active inventory: 123
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$708
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $176

Break-even live

Break-even rent $1,291

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Alexander St Killeen, TX	4.0	3.0	1500	$1,600	$1.07	44d	1	0.25mi
1309 Carol Way Killeen, TX	4.0	2.5	1600	$1,350	$0.84	44d	1	0.36mi
2209 Pixton Dr Killeen, TX	4.0	2.0	1426	$1,450	$1.02	14d	1	0.72mi
1201 Greenwood Ave Killeen, TX	4.0	2.0	1276	$1,350	$1.06	44d	1	0.75mi
3303 Brookbend Dr Killeen, TX	4.0	2.0	1700	$1,450	$0.85	23d	1	1.04mi
2307 Traverse Dr Killeen, TX	4.0	2.0	1586	$1,495	$0.94	44d	1	1.25mi
2703 Blackburn Dr Killeen, TX	4.0	2.0	1427	$1,595	$1.12	44d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 86 DOM
2. 2026-06-17
   days on market $135,000 Active 85 DOM
3. 2026-06-16
   days on market $135,000 Active 84 DOM
4. 2026-06-15
   days on market $135,000 Active 83 DOM
5. 2026-06-14
   days on market $135,000 Active 81 DOM
6. 2026-06-13
   days on market $135,000 Active 80 DOM
7. 2026-06-10
   days on market $135,000 Active 78 DOM
8. 2026-06-09
   days on market $135,000 Active 77 DOM
9. 2026-06-08
   days on market $135,000 Active 76 DOM
10. 2026-06-07
    days on market $135,000 Active 75 DOM
11. 2026-06-03
    days on market $135,000 Active 71 DOM
12. 2026-06-02
    days on market $135,000 Active 70 DOM
13. 2026-06-01
    days on market $135,000 Active 69 DOM
14. 2026-05-31
    days on market $135,000 Active 68 DOM
15. 2026-05-30
    days on market $135,000 Active 67 DOM
16. 2026-03-23
    listed $135,000 Active 150-char remark

    Show marketing remark (150 chars)

    2 AND 3 BEDROOM DUPLEX AVAILABLE NOW! Vinyl plank floorings & Tile in wet areas. This duplex would make a great fixer upper/investment property.

17. 2025-09-30
    historical
18. 2025-06-11
    price $135,000
19. 2024-12-17
    listed $150,000 Active
20. 1970-04-20
    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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/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 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: $18,170
• − Mortgage interest: −$7,562
• − Property taxes: −$3,068
• − Insurance: −$675
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,927
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,108/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

-10.0% since first listed

5 events — show timeline

• 2026-03-23 Listed $135,000 CTXMLS
• 2025-09-30 Listing Removed — CTXMLS
• 2025-06-11 Price Changed $135,000 CTXMLS
• 2024-12-17 Listed $150,000 CTXMLS
• 1970-04-20 Sold (Public Records) — Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,068 · +10.2% YoY. Source: county tax records.