4303 Beach Ball Dr · Killeen, TX 76549

$140,000

4 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 210 Days on market

Built 2001 8,141 sqft lot Est $196k · 29% 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).

• Cash flow +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mint condition brick home! Split floor plan! 4 Bedrooms OR 3 bedrooms and 1 dining room OR formal dining -designer paint, crown molding and drop lighting in diningarea. Oversized living has crown molding- serve through window shrunk wall. Large master accommodate a king-size bed has bay window. Upgraded pewter fans , lighting fixtures , European door handles and security system Covered patio 34x12.Large yard with Great landscaping; entry columns, close to schools Fort Hood for more call 554-6710

Key facts

• On suite bathroom
• Dining room
• Double vanities

Tags

• LARGE LIVING ROOM AREA
• DINING ROOM
• KITCHEN WITH A WINDOW
• PRIMARY BEDROOM
• ON SUITE BATHROOM
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising (+1.1%/yr); 429 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $968 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 210 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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: 1.14% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $195,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4305 Beach Ball Dr	0.01mi	4/2.0	1,588 (+1%)	2mo	$190,000	$120	96
4400 Beach Ball Dr	0.07mi	4/2.0	1,567 (0%)	2mo	$170,000	$108	95
4309 Tidal Wave Dr	0.07mi	4/2.0	1,643 (+5%)	3mo	$174,000	$106	86
4311 Stallion Dr	0.18mi	4/2.0	1,617 (+3%)	3mo	$217,500	$135	84
3802 Frigate Dr	0.49mi	4/2.0	1,571 (+0%)	2mo	$210,000	$134	74
4211 Jim Ave	0.42mi	3/2.0 (-1)	1,564 (-0%)	1mo	$240,000	$153	74
2411 Thoroughbred Dr	0.63mi	4/2.0	1,549 (-1%)	2mo	$185,000	$119	67
3100 Jasmine Ln	0.52mi	4/2.0	1,682 (+7%)	3mo	$224,900	$134	60
3809 Joshua Taylor Dr	0.73mi	4/2.0	1,686 (+8%)	2mo	$200,000	$119	52
3805 Stallion Dr	0.45mi	4/2.0	1,799 (+15%)	3mo	$225,000	$125	52
3712 Foxglove Ln	0.69mi	3/2.0 (-1)	1,662 (+6%)	1mo	$209,000	$126	52
3310 Bull Run Dr	0.73mi	3/2.5 (-1)	1,749 (+12%)	1mo	$217,000	$124	39

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-17,352
• Equity at exit: $20,874

10-year hold

• IRR: -6.9%
• Equity multiple: 0.60×
• Total profit: $-15,726
• Equity at exit: $12,105

Cash invested: $39,200 (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 76549

• Home prices YoY: -12.6%
• Rents YoY: 1.1%
• Active inventory: 429
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$734
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $128

Break-even live

Break-even rent $1,439

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $207	-5% $168	+0% $128	+5% $88	+10% $49
Rent	-10% $1	-5% $65	+0% $128	+5% $191	+10% $254
Rate	-1.0pp $198	-0.5pp $164	base $128	+0.5pp $92	+1.0pp $55

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4403 Tidal Wave Dr Killeen, TX	4.0	2.0	1567	$1,495	$0.95	24d	1	0.10mi
4300 Secretariat Dr Killeen, TX	4.0	2.0	1679	$2,165	$1.29	44d	1	0.18mi
4306 Secretariat Dr Killeen, TX	4.0	2.0	1586	$1,650	$1.04	14d	1	0.19mi
4606 Waterproof Dr Unit A Killeen, TX	3.0	2.0	1389	$1,300	$0.94	44d	1	0.19mi
4608 Waterproof Dr Unit B Killeen, TX	3.0	2.0	1304	$1,250	$0.96	44d	1	0.19mi
4700 Waterproof Dr Unit Side A Killeen, TX	3.0	2.0	1454	$1,600	$1.10	44d	1	0.20mi
4600 Waterproof Dr Unit B Killeen, TX	3.0	2.0	1300	$1,249	$0.96	44d	1	0.20mi
4501 Waterproof Dr Unit B Killeen, TX	3.0	2.0	1248	$1,175	$0.94	22d	1	0.21mi
4507 Waterproof Killeen, TX	3.0	2.0	1375	$1,295	$0.94	44d	1	0.24mi
3907 Edgefield St Unit A Killeen, TX	3.0	2.0	1300	$1,275	$0.98	14d	1	0.29mi
4610 Stallion Dr Killeen, TX	4.0	2.0	1552	$1,450	$0.93	24d	1	0.32mi
3809 Edgefield St Unit A Killeen, TX	3.0	2.0	1183	$1,195	$1.01	44d	1	0.36mi
4601 Lloyd Dr Killeen, TX	4.0	2.0	1616	$1,550	$0.96	24d	1	0.37mi
4601 Lloyd Dr Killeen, TX	4.0	2.0	1616	$1,550	$0.96	44d	1	0.37mi
3005 Thoroughbred Dr Killeen, TX	3.0	2.0	1505	$1,500	$1.00	44d	1	0.38mi
2803 Windmill Ct Unit A Killeen, TX	3.0	2.0	1234	$1,025	$0.83	24d	1	0.38mi
3903 Tiger Dr Killeen, TX	4.0	2.0	1843	$1,595	$0.87	24d	1	0.39mi
4806 Heather Ln Apt A Killeen, TX	3.0	2.0	1277	$1,200	$0.94	44d	1	0.40mi
4004 Bull Run Dr Killeen, TX	4.0	2.0	2099	$1,900	$0.91	24d	1	0.42mi
4004 Bull Run Dr Killeen, TX	4.0	2.0	2099	$1,900	$0.91	44d	1	0.42mi
3910 Fieldcrest Dr Killeen, TX	3.0	2.0	1466	$1,595	$1.09	44d	1	0.42mi
4413 Thunder Creek Dr Killeen, TX	3.0	2.0	1321	$1,197	$0.91	24d	1	0.42mi
2804 Derby Dr Killeen, TX	3.0	2.0	1407	$1,425	$1.01	14d	1	0.43mi
2907 Bachelor Button Blvd Killeen, TX	3.0	2.0	2025	$1,695	$0.84	24d	1	0.44mi
3107 Lavender Ln Killeen, TX	4.0	2.0	1953	$1,750	$0.90	44d	1	0.44mi
3804 Ida Dr Killeen, TX	3.0	2.0	1616	$1,550	$0.96	14d	1	0.46mi
4906 Heather Ln Apt B Killeen, TX	3.0	2.0	1230	$1,150	$0.93	44d	1	0.48mi
3507 Doffy Dr Killeen, TX	4.0	2.0	1471	$1,695	$1.15	14d	1	0.48mi
3903 Bade Dr Killeen, TX	4.0	2.0	1750	$1,650	$0.94	44d	1	0.49mi
3710 Frigate Dr Killeen, TX	3.0	2.0	1641	$1,600	$0.98	24d	1	0.49mi
4908 Heather Ln Apt B Killeen, TX	3.0	2.0	1230	$1,150	$0.93	44d	1	0.49mi
3509 Lorena Dr Killeen, TX	3.0	2.0	1616	$1,499	$0.93	22d	1	0.50mi
4003 Eula Bea Ct Unit A Killeen, TX	3.0	2.0	1194	$1,050	$0.88	44d	1	0.51mi
4001 Eula Bea Ct Unit A Killeen, TX	3.0	2.0	1327	$1,295	$0.98	44d	1	0.51mi
4600 Greyhound Dr Killeen, TX	4.0	2.0	1532	$1,450	$0.95	24d	1	0.52mi
4602 Greyhound Dr Killeen, TX	3.0	2.0	1582	$1,410	$0.89	44d	1	0.52mi
4403 Mildred Ave Killeen, TX	4.0	2.0	1650	$1,550	$0.94	44d	1	0.52mi
3610 Del Mar Ct Killeen, TX	4.0	2.0	1657	$1,650	$1.00	24d	1	0.53mi
2806 Hydrangea Ave Killeen, TX	4.0	2.0	1945	$1,845	$0.95	14d	1	0.55mi
4109 Alan Kent Dr Unit A Killeen, TX	3.0	2.0	1300	$995	$0.77	24d	1	0.57mi

Listing history 22 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   historical
3. 2026-02-02
   historical Active Under Contract
4. 2026-01-22
   price $140,000
5. 2026-01-22
   price $1,400,000
6. 2025-11-18
   price $150,000
7. 2025-11-05
   status Active
8. 2025-10-31
   historical Active Under Contract
9. 2025-10-14
   price $160,000
10. 2025-09-09
    listed $170,000 Active
11. 2021-07-27
    soldstatus
12. 2021-06-22
    status Pending
13. 2021-06-15
    status Active
14. 2021-06-07
    status Pending
15. 2021-05-24
    listed $165,000 Active
16. 2007-02-21
    soldstatus $102,000 512-char remark

    Show marketing remark (512 chars)

    Mint condition brick home! Split floor plan! 4 Bedrooms OR 3 bedrooms and 1 dining room OR formal dining -designer paint, crown molding and drop lighting in diningarea. Oversized living has crown molding- serve through window shrunk wall. Large master accommodate a king-size bed has bay window. Upgraded pewter fans , lighting fixtures , European door handles and security system Covered patio 34x12.Large yard with Great landscaping; entry columns, close to schools Fort Hood for more call 554-6710

17. 2007-02-21
    soldstatus

    Show marketing remark (512 chars)

    Mint condition brick home! Split floor plan! 4 Bedrooms OR 3 bedrooms and 1 dining room OR formal dining -designer paint, crown molding and drop lighting in diningarea. Oversized living has crown molding- serve through window shrunk wall. Large master accommodate a king-size bed has bay window. Upgraded pewter fans , lighting fixtures , European door handles and security system Covered patio 34x12.Large yard with Great landscaping; entry columns, close to schools Fort Hood for more call 554-6710

18. 2006-11-27
    listed $106,190 512-char remark

    Show marketing remark (512 chars)

    Mint condition brick home! Split floor plan! 4 Bedrooms OR 3 bedrooms and 1 dining room OR formal dining -designer paint, crown molding and drop lighting in diningarea. Oversized living has crown molding- serve through window shrunk wall. Large master accommodate a king-size bed has bay window. Upgraded pewter fans , lighting fixtures , European door handles and security system Covered patio 34x12.Large yard with Great landscaping; entry columns, close to schools Fort Hood for more call 554-6710

19. 2004-07-23
    soldstatus $81,000
20. 2004-07-23
    soldstatus
21. 2004-06-28
    listed $80,000
22. 2001-10-26
    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: $4,129 · $344/mo
• Projected year-2 tax: $4,129 · $344/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $19,208
• − Mortgage interest: −$7,842
• − Property taxes: −$4,129
• − Insurance: −$700
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,073
• Taxable loss: −$609
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,681/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): 56,038
• Household income: $70,871
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1874.0

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 35% White 27% Hispanic / Latino 26% Two or more races 16% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 77% English-only · Spanish 17% Tagalog/Filipino 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: ▼ -24.68%
• Current HPI: 171.2708
• Rent YoY: ▲ 1.14%
• 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

+75.0% since first listed

22 events — show timeline

• 2026-04-17 Pending — CTXMLS
• 2026-04-07 Listing Removed — CTXMLS
• 2026-02-02 Contingent — CTXMLS
• 2026-01-22 Price Changed $140,000 CTXMLS
• 2026-01-22 Price Changed $1,400,000 CTXMLS
• 2025-11-18 Price Changed $150,000 CTXMLS
• 2025-11-05 Relisted — CTXMLS
• 2025-10-31 Contingent — CTXMLS
• 2025-10-14 Price Changed $160,000 CTXMLS
• 2025-09-09 Listed $170,000 CTXMLS
• 2021-07-27 Sold (Public Records) — Public Records
• 2021-06-22 Pending — CTXMLS
• 2021-06-15 Relisted — CTXMLS
• 2021-06-07 Pending — CTXMLS
• 2021-05-24 Listed $165,000 CTXMLS
• 2007-02-21 Sold (Public Records) — Public Records
• 2007-02-21 Sold (MLS) $102,000 CTXMLS
• 2006-11-27 Listed $106,190 CTXMLS
• 2004-07-23 Sold (Public Records) — Public Records
• 2004-07-23 Sold (MLS) $81,000 CTXMLS
• 2004-06-28 Listed $80,000 CTXMLS
• 2001-10-26 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,129 · +1.5% YoY. Source: county tax records.