614 Campus St · Troy, TX 76579

$189,990

3 bd · 2.0 ba · 1,174 sqft · Townhouse · 92 Days on market

Built 2026 Good condition $162/sqft · at area comps Est $187k · at est.

---

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).

• Cash flow +12.7/30.0
• ARV discount +6.8/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover College Park in Troy - the hidden gem of Central Texas, right along the IH-35 corridor between Temple and Waco! This isn't just a town; it's a family-friendly haven with all the perks and none of the compromises. Think of College Park as a small town with a heart as big as Texas itself. Living, learning, and working here is more than just a routine; it's an exceptional experience. Plus, let's talk about convenience - just a breezy 25-minute drive and you're in the heart of Waco, TX, soaking in the vibrant city vibes. Living at College Park puts you minutes away from major hotspots like Scott and White Hospital, the Walmart Distribution Center, H-E-B Warehouse, and the legendary Buc-ees. College Park in Troy - where the heart is big, and the possibilities are endless!

Key facts

• Buc-ees
• H-e-b warehouse
• Garage

Tags

• 25-MINUTE DRIVE TO WACO
• SCOTT AND WHITE HOSPITAL
• WALMART DISTRIBUTION CENTER
• H-E-B WAREHOUSE
• BUC-EES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (13.9% below list).
• Recommended offer: $164k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Troy — 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 71/100 on livability (#307 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Troy ISD (rural): math 44% / reading 44% proficiency, ranked #257 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edna Bigham Mays El (421 students, 63% FRL); Raymond Mays Middle (math 42% / reading 42%, grade D-, #572 of 1,662 statewide, top 36%, 382 students, 52% FRL); Troy H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 487 students, 41% FRL).
• Market conditions: 147 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $163,671 (13.9% 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 92 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $186,878
• List price: $189,990
• Delta: 1.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Campus St	0.01mi	3/2.0	1,174 (0%)	1mo	$189,000	$161	99
1106 College Ave	0.10mi	3/2.0	1,174 (0%)	2mo	$179,990	$153	94
1010 College Ave	0.10mi	3/2.0	1,174 (0%)	2mo	$180,490	$154	94
1122 College Ave	0.11mi	3/2.0	1,174 (0%)	2mo	$159,990	$136	93
1110 College Ave	0.10mi	3/2.0	1,174 (0%)	5mo	$169,218	$144	91
1202 College Ave	0.12mi	3/2.0	1,174 (0%)	7mo	$199,990	$170	88
530 Campus St	0.05mi	3/2.0	1,175 (+0%)	17mo	$179,990	$153	84
606 Campus St	0.02mi	3/2.0	1,175 (+0%)	21mo	$219,990	$187	82
518 Campus St	0.05mi	3/2.0	1,175 (+0%)	21mo	$189,990	$162	80
1225 College Ave	0.15mi	3/2.0	1,175 (+0%)	17mo	$215,990	$184	79
1229 College Ave	0.15mi	3/2.0	1,175 (+0%)	17mo	$219,990	$187	79
1230 College Ave	0.16mi	3/2.0	1,175 (+0%)	18mo	$189,990	$162	77

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-32,034
• Equity at exit: $28,328

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-29,433
• Equity at exit: $16,427

Cash invested: $53,197 (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 76579

• Home prices YoY: -25.8%
• Active inventory: 147
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-20

Break-even live

Break-even rent $1,662

Max offer price $187,099

Occupancy floor 96%

Sensitivity live

Price	-10% $111	-5% $46	+0% $-20	+5% $-86	+10% $-151
Rent	-10% $-149	-5% $-85	+0% $-20	+5% $45	+10% $109
Rate	-1.0pp $76	-0.5pp $28	base $-20	+0.5pp $-69	+1.0pp $-119

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Campus St Unit 1 Troy, TX	3.0	2.0	1174	$1,500	$1.28	15d	1	0.01mi
522 Campus St Troy, TX	3.0	2.0	1205	$1,525	$1.27	45d	1	0.05mi
1005 Leah Dr Unit B Troy, TX	3.0	2.0	1292	$1,400	$1.08	23d	1	0.40mi
1104 Leah Dr Unit A Troy, TX	3.0	2.0	1295	$1,695	$1.31	15d	1	0.46mi
120 W Main St Troy, TX	1.0–2.0	1.0	750	$825	$1.10	15d	3	0.93mi
17307 Old TX 81 Unit C Troy, TX	2.0	2.0	1000	$1,295	$1.29	15d	1	1.18mi
205 Juniper Dr Troy, TX	3.0	2.0	1234	$1,395	$1.13	23d	1	1.29mi
203 Juniper Dr Troy, TX	3.0	2.0	1234	$1,395	$1.13	15d	1	1.30mi
206 Juniper Dr Troy, TX	3.0	2.0	1332	$1,395	$1.05	23d	1	1.31mi
204b Juniper Dr Troy, TX	3.0	2.0	1332	$1,395	$1.05	15d	1	1.31mi
206 Sparrow Cv Troy, TX	3.0	2.0	1332	$1,395	$1.05	15d	1	1.36mi

Listing history 18 events

1. 2026-06-16
   days on market $189,990 Active 92 DOM
2. 2026-06-15
   days on market $189,990 Active 91 DOM
3. 2026-06-14
   days on market $189,990 Active 89 DOM
4. 2026-06-10
   days on market $189,990 Active 86 DOM
5. 2026-06-09
   days on market $189,990 Active 85 DOM
6. 2026-06-08
   days on market $189,990 Active 84 DOM
7. 2026-06-07
   days on market $189,990 Active 83 DOM
8. 2026-06-05
   days on market $189,990 Active 80 DOM
9. 2026-06-03
   days on market $189,990 Active 79 DOM
10. 2026-06-02
    days on market $189,990 Active 78 DOM
11. 2026-06-01
    days on market $189,990 Active 77 DOM
12. 2026-05-31
    days on market $189,990 Active 76 DOM
13. 2026-05-30
    days on market $189,990 Active 75 DOM
14. 2026-05-07
    historical
15. 2026-04-02
    price $189,990
16. 2026-04-01
    price $189,990 786-char remark

    Show marketing remark (786 chars)

    Discover College Park in Troy - the hidden gem of Central Texas, right along the IH-35 corridor between Temple and Waco! This isn't just a town; it's a family-friendly haven with all the perks and none of the compromises. Think of College Park as a small town with a heart as big as Texas itself. Living, learning, and working here is more than just a routine; it's an exceptional experience. Plus, let's talk about convenience - just a breezy 25-minute drive and you're in the heart of Waco, TX, soaking in the vibrant city vibes. Living at College Park puts you minutes away from major hotspots like Scott and White Hospital, the Walmart Distribution Center, H-E-B Warehouse, and the legendary Buc-ees. College Park in Troy - where the heart is big, and the possibilities are endless!

17. 2026-03-26
    listed $179,990 Active
18. 2026-03-16
    listed $179,990 Active 786-char remark

    Show marketing remark (786 chars)

    Discover College Park in Troy - the hidden gem of Central Texas, right along the IH-35 corridor between Temple and Waco! This isn't just a town; it's a family-friendly haven with all the perks and none of the compromises. Think of College Park as a small town with a heart as big as Texas itself. Living, learning, and working here is more than just a routine; it's an exceptional experience. Plus, let's talk about convenience - just a breezy 25-minute drive and you're in the heart of Waco, TX, soaking in the vibrant city vibes. Living at College Park puts you minutes away from major hotspots like Scott and White Hospital, the Walmart Distribution Center, H-E-B Warehouse, and the legendary Buc-ees. College Park in Troy - where the heart is big, and the possibilities are endless!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,641
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$5,527
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $593/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This townhouse is in excellent condition with a good curb appeal and a well-maintained interior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Modern backsplash complements the kitchen and adds visual interest

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Modern backsplash complements the kitchen and adds visual interest ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Troy ISD
• NCES district ID: 4843260
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $60,586
• Composite: 38.83/100
• National rank: #4110
• State rank: #257 of 826 in TX

Livability — Troy

• Score: 71/100
• State rank: #307
• US rank: #6921

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, TX
• County: Bell County · 345,090 people
• City population: 5,448
• Metro: Killeen-Temple, TX
• Population (ZIP): 5,448
• Household income: $85,480
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 210.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -64.05%
• Current HPI: 183.9791
• Rent YoY: —
• 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

+5.6% since first listed

5 events — show timeline

• 2026-05-07 Listing Removed — CTXMLS
• 2026-04-02 Price Changed $189,990 CTXMLS
• 2026-04-01 Price Changed $189,990 Zillow
• 2026-03-26 Listed $179,990 CTXMLS
• 2026-03-16 Listed $179,990 Zillow