2004 Godman St · Killeen, TX 76543

$147,500

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 64 Days on market

Built 1976 8,716 sqft lot $97/sqft · 10% below area Est $164k · 10% under

---

Why this score? — see what drove the D 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 +12.1/15.0
• Cash flow +10.4/30.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

Key facts

• 8,716 sq ft lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (7.8% below list).
• Recommended offer: $133k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 (-1.5%/yr); 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 34% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 64 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.
• Current owner paid $43k; list at $148k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $133,447 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 9.0

CMA / ARV

• ARV (median comp): $164,413
• List price: $147,500
• Delta: -10.29%
• 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
1710 Hooper St	0.27mi	4/2.0 (+1)	1,486 (-3%)	5mo	$203,000	$137	73
1710 Sunset St	0.36mi	3/2.0	1,598 (+5%)	8mo	$134,000	$84	69
2009 Kenyon	0.19mi	3/2.0	1,366 (-10%)	8mo	$192,500	$141	66
1904 Standridge St	0.14mi	3/2.0	1,737 (+14%)	6mo	$155,000	$89	66
2116 Caprice Dr	0.56mi	4/2.0 (+1)	1,503 (-2%)	6mo	$169,999	$113	62
1808 Galaxy Dr	0.48mi	3/2.0	1,384 (-9%)	2mo	$102,000	$74	61
3204 Crescent Dr	0.69mi	3/2.0	1,449 (-5%)	3mo	$180,000	$124	57
1703 Wickfield Way	0.36mi	3/2.0	1,333 (-13%)	7mo	$190,243	$143	56
1804 Wilshire Dr	0.71mi	3/2.0	1,453 (-5%)	3mo	$90,000	$62	56
4814 Lake Rd	0.54mi	3/2.0	1,311 (-14%)	6mo	$105,000	$80	46
2301 Cross Timber Dr	0.61mi	3/2.0	1,337 (-12%)	7mo	$183,500	$137	45
1711 Windward Dr	0.52mi	4/2.0 (+1)	1,739 (+14%)	8mo	$199,900	$115	41

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-32,851
• Equity at exit: $21,993

10-year hold

• IRR: -33.1%
• Equity multiple: -0.21×
• Total profit: $-50,116
• Equity at exit: $12,753

Cash invested: $41,300 (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 76543

• Rents YoY: -1.5%
• Active inventory: 230
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$774
• Tax from tax record: −$319 /mo · $3,830/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-80

Break-even live

Break-even rent $1,461

Max offer price $133,447

Occupancy floor —

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 Acron Dr Killeen, TX	3.0	2.0	1713	$1,500	$0.88	43d	1	0.12mi
1911 Hill St Killeen, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.12mi
2001 Kenyon St Killeen, TX	4.0	2.0	1543	$1,225	$0.79	23d	1	0.16mi
1806 Kangaroo Ave Killeen, TX	4.0	2.0	1543	$1,595	$1.03	23d	1	0.21mi
1711 Godman St Killeen, TX	3.0	2.0	1498	$1,195	$0.80	23d	1	0.23mi
4506 Lago Cir Unit A Killeen, TX	2.0	1.5	1150	$899	$0.78	43d	1	0.28mi
1700 Standridge St Killeen, TX	3.0	2.0	1568	$1,550	$0.99	13d	1	0.31mi
2306 Hunt Dr Killeen, TX	3.0	2.0	1287	$1,250	$0.97	21d	1	0.31mi
1904 Stardust St Killeen, TX	3.0	2.0	1692	$1,400	$0.83	13d	1	0.32mi
1706 Wickfield Way Killeen, TX	3.0	2.0	1348	$1,600	$1.19	43d	1	0.36mi
4707 Westcliff Rd Unit 2 Killeen, TX	3.0	2.0	1077	$825	$0.77	23d	1	0.37mi
2407 Lago Trl Killeen, TX	3.0	2.0	1173	$1,300	$1.11	43d	1	0.37mi
2606 Marlin Dr Killeen, TX	4.0	2.0	1700	$1,550	$0.91	43d	1	0.40mi
4508 Tanglewood Cir Killeen, TX	3.0	2.0	1311	$1,295	$0.99	23d	1	0.42mi
3801 Winchester Dr Killeen, TX	3.0	2.0	1113	$1,325	$1.19	13d	1	0.43mi
1906 Galaxy Dr Killeen, TX	3.0	2.0	1141	$1,250	$1.10	43d	1	0.43mi
4800 Rainbow Cir Unit B Killeen, TX	2.0	1.0	1550	$775	$0.50	43d	1	0.50mi
4806 Rainbow Cir Unit D Killeen, TX	2.0	1.5	1143	$850	$0.74	13d	1	0.54mi
2301 Timberline Dr Killeen, TX	4.0	2.0	1146	$1,450	$1.27	43d	1	0.58mi
1803 Cedarhill Dr Killeen, TX	3.0	2.5	1260	$850	$0.67	43d	1	0.63mi
1006 Eastside Dr Apt D Killeen, TX	2.0	1.0	1054	$725	$0.69	43d	1	0.65mi
3504 Westview Dr Killeen, TX	3.0	2.0	1158	$1,395	$1.20	13d	1	0.69mi
2408 Timberline Dr Killeen, TX	3.0	2.0	1150	$1,250	$1.09	43d	1	0.70mi
2402 Lazy Ridge Dr Killeen, TX	3.0	2.0	1337	$1,400	$1.05	43d	1	0.71mi
2606 Cross Timber Dr Killeen, TX	3.0	1.5	1128	$1,350	$1.20	43d	1	0.74mi
2608 Cross Timber Dr Killeen, TX	3.0	1.5	1092	$1,500	$1.37	13d	1	0.75mi
3303 Brookbend Dr Killeen, TX	4.0	2.0	1700	$1,450	$0.85	23d	1	0.76mi
1001 N Twin Creek Dr Killeen, TX	1.0–2.0	1.0–2.0	860	$1,307	$1.52	43d	8	0.76mi
2606 Timberline Dr Killeen, TX	3.0	2.0	1210	$1,400	$1.16	43d	1	0.77mi
2804 Blackburn Dr Killeen, TX	3.0	2.0	1262	$1,250	$0.99	43d	1	0.77mi
3208 Raven Dr Unit A Killeen, TX	3.0	2.0	1196	$1,120	$0.94	13d	1	0.78mi
3209 Raven Dr Unit B Killeen, TX	3.0	2.0	1196	$975	$0.82	23d	1	0.79mi
906 McDaniel Cir Unit A Killeen, TX	2.0	2.0	1138	$1,150	$1.01	43d	1	0.79mi
3203 Raven Dr Unit A Killeen, TX	3.0	2.0	1200	$952	$0.79	43d	1	0.83mi
2703 Blackburn Dr Killeen, TX	4.0	2.0	1427	$1,595	$1.12	43d	1	0.84mi
1537 Justin Loop Unit A Killeen, TX	3.0	2.0	1059	$1,150	$1.09	43d	1	0.87mi
2207 Wright Way Unit B Killeen, TX	3.0	2.0	1168	$1,097	$0.94	43d	1	0.89mi
5401 Westcliff Rd Killeen, TX	3.0	1.0	1064	$1,200	$1.13	43d	1	0.89mi
2009 Starlight Dr Killeen, TX	4.0	2.0	1481	$1,600	$1.08	43d	1	0.89mi
5009 Ridgehaven Dr Killeen, TX	3.0	2.0	1130	$1,395	$1.23	21d	1	0.90mi

Listing history 26 events

1. 2026-06-18
   days on market $147,500 Active 64 DOM
2. 2026-06-17
   days on market $147,500 Active 63 DOM
3. 2026-06-16
   days on market $147,500 Active 62 DOM
4. 2026-06-15
   days on market $147,500 Active 61 DOM
5. 2026-06-14
   days on market $147,500 Active 59 DOM
6. 2026-06-13
   days on market $147,500 Active 58 DOM
7. 2026-06-10
   days on market $147,500 Active 56 DOM
8. 2026-06-09
   days on market $147,500 Active 55 DOM
9. 2026-06-08
   days on market $147,500 Active 54 DOM
10. 2026-06-07
    days on market $147,500 Active 53 DOM
11. 2026-06-03
    days on market $147,500 Active 49 DOM
12. 2026-06-02
    days on market $147,500 Active 48 DOM
13. 2026-06-01
    days on market $147,500 Active 47 DOM
14. 2026-05-31
    days on market $147,500 Active 46 DOM
15. 2026-05-30
    days on market $147,500 Active 45 DOM
16. 2026-04-28
    status Active 371-char remark

    Show marketing remark (371 chars)

    Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

17. 2026-04-27
    historical Active Under Contract 371-char remark

    Show marketing remark (371 chars)

    Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

18. 2026-03-16
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

19. 2026-03-09
    historical Active Under Contract 371-char remark

    Show marketing remark (371 chars)

    Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

20. 2026-03-04
    listed $147,500 Active 371-char remark

    Show marketing remark (371 chars)

    Great investment. Needs some TLC but has lots of potential. Brick home with 3 bedroom, 2 bath, and an attached 2 car garage. One livingroom with fireplace, Galley kitchen with dining area. Garage laundry area. Large tree shaded rear yard with an open patio. Located in a well established neighborhood. Close to schools and the military base. Great fixer upper or rental.

21. 2011-04-15
    soldstatus $42,900 493-char remark

    Show marketing remark (493 chars)

    Single story in a well established neighborhood. Vaulted, beamed ceilings and a brick fireplace accent the living area and adjoining dining area. The kitchen offers a casual dining area and access to the side yard. The master suite includes a 3/4 bath & ample closet space. Additional features include a shady, fenced backyard and a 2-car garage. Owned by Dept of VA. Property Sold AS-IS. Bank of America prequal required on all offers. Please allow 2-3 bus. days for response on offers.

22. 2011-04-14
    soldstatus $42,500
23. 2011-02-07
    listed $44,900 493-char remark

    Show marketing remark (493 chars)

    Single story in a well established neighborhood. Vaulted, beamed ceilings and a brick fireplace accent the living area and adjoining dining area. The kitchen offers a casual dining area and access to the side yard. The master suite includes a 3/4 bath & ample closet space. Additional features include a shady, fenced backyard and a 2-car garage. Owned by Dept of VA. Property Sold AS-IS. Bank of America prequal required on all offers. Please allow 2-3 bus. days for response on offers.

24. 2011-02-07
    listed $41,900

    Show marketing remark (493 chars)

    Single story in a well established neighborhood. Vaulted, beamed ceilings and a brick fireplace accent the living area and adjoining dining area. The kitchen offers a casual dining area and access to the side yard. The master suite includes a 3/4 bath & ample closet space. Additional features include a shady, fenced backyard and a 2-car garage. Owned by Dept of VA. Property Sold AS-IS. Bank of America prequal required on all offers. Please allow 2-3 bus. days for response on offers.

25. 2010-09-24
    soldstatus
26. 1991-07-16
    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: $3,830 · $319/mo
• Projected year-2 tax: $3,830 · $319/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: $16,322
• − Mortgage interest: −$8,262
• − Property taxes: −$3,830
• − Insurance: −$738
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,291
• Taxable loss: −$3,410
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $-136/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): 34,457
• Household income: $48,564
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 2423.0

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 0.71)
• Race & ethnicity: Black 36% Hispanic / Latino 29% White 26% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 9% Dominican 1%
• Common ancestry: Italian 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% 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: ▼ -178.13%
• Current HPI: 184.405
• Rent YoY: ▼ -1.49%
• 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

+228.5% since first listed

11 events — show timeline

• 2026-04-28 Relisted — CTXMLS
• 2026-04-27 Contingent — CTXMLS
• 2026-03-16 Pending — CTXMLS
• 2026-03-09 Contingent — CTXMLS
• 2026-03-04 Listed $147,500 CTXMLS
• 2011-04-15 Sold (MLS) $42,900 CTXMLS
• 2011-04-14 Sold (MLS) $42,500 CTXMLS
• 2011-02-07 Listed $41,900 CTXMLS
• 2011-02-07 Listed $44,900 CTXMLS
• 2010-09-24 Sold (Public Records) — Public Records
• 1991-07-16 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,830 · +5.8% YoY. Source: county tax records.