2592 Vista Trl · Belton, TX 76513

$129,500

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 80 Days on market

Built 1997 5,000 sqft lot $249/sqft · 12% above area

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in Belton ISD near Stillhouse Hollow Lake! This 2-bedroom home offers over 1,400 square feet with spacious living areas, flex space for a home office or hobby room, and a functional two-story layout. Enjoy the charm of lake-area living with room to personalize and make it your own. Conveniently located near Belton Lake outdoor recreation, shopping, dining, and quick access to Temple and Killeen. Hard-to-find price point in Belton ISD.

Key facts

• Versatile room
• Unique layout
• 5,000 sq ft lot

Tags

• UNIQUE LAYOUT
• LARGE UTILITY LAUNDRY ROOM
• VERSATILE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $56 ($672/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (10.8% below list).
• Recommended offer: $116k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Belton — 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 68/100 on livability (#462 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D, amenities F.
• Belton ISD (suburban): math 39% / reading 46% proficiency, ranked #285 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 745 active listings in the ZIP; solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 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 80 days — a 6% lower offer ($122k) 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

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,566 (10.8% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $321,703
• List price: $129,500
• Delta: -59.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-19,380
• Equity at exit: $19,309

10-year hold

• IRR: -9.7%
• Equity multiple: 0.45×
• Total profit: $-20,059
• Equity at exit: $11,197

Cash invested: $36,260 (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 76513

• Rents YoY: 1.3%
• Active inventory: 745
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $56

Break-even live

Break-even rent $1,085

Max offer price $129,500

Occupancy floor 90%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $129,500 Active 80 DOM
2. 2026-06-17
   days on market $129,500 Active 79 DOM
3. 2026-06-16
   days on market $129,500 Active 78 DOM
4. 2026-06-15
   days on market $129,500 Active 77 DOM
5. 2026-06-14
   days on market $129,500 Active 75 DOM
6. 2026-06-13
   days on market $129,500 Active 74 DOM
7. 2026-06-09
   days on market $129,500 Active 71 DOM
8. 2026-06-08
   days on market $129,500 Active 70 DOM
9. 2026-06-07
   days on market $129,500 Active 69 DOM
10. 2026-06-05
    days on market $129,500 Active 66 DOM
11. 2026-06-03
    days on market $129,500 Active 65 DOM
12. 2026-06-02
    days on market $129,500 Active 64 DOM
13. 2026-06-01
    days on market $129,500 Active 63 DOM
14. 2026-05-31
    days on market $129,500 Active 62 DOM
15. 2026-05-30
    days on market $129,500 Active 61 DOM
16. 2026-03-30
    listed $129,500 Active 461-char remark

    Show marketing remark (461 chars)

    Affordable opportunity in Belton ISD near Stillhouse Hollow Lake! This 2-bedroom home offers over 1,400 square feet with spacious living areas, flex space for a home office or hobby room, and a functional two-story layout. Enjoy the charm of lake-area living with room to personalize and make it your own. Conveniently located near Belton Lake outdoor recreation, shopping, dining, and quick access to Temple and Killeen. Hard-to-find price point in Belton ISD.

17. 2025-02-18
    soldstatus
18. 2025-02-13
    status Pending
19. 2025-01-16
    historical Active Under Contract
20. 2024-12-27
    listed $130,000 Active
21. 2003-04-29
    soldstatus
22. 1994-09-30
    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: $1,487 · $124/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$883/yr (+$74/mo · 59.4%)

ⓘ 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 6 d/yr ≥108°F today · 21 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: $13,868
• − Mortgage interest: −$7,254
• − Property taxes: −$1,487
• − Insurance: −$648
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,767
• Taxable loss: −$1,507
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,033/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: Belton ISD
• NCES district ID: 4809860
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $61,239
• Composite: 37.62/100
• National rank: #4378
• State rank: #285 of 826 in TX

Livability — Belton

• Score: 68/100
• State rank: #462
• US rank: #9300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bell County · 345,090 people
• City population: 45,928
• Metro: Killeen-Temple, TX
• Population (ZIP): 45,928
• Household income: $80,661
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1198.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 24% Two or more races 14% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Korean 1% Other Indo-European 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: ▼ -105.10%
• Current HPI: 183.6715
• Rent YoY: ▲ 1.29%
• 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

-0.4% since first listed

7 events — show timeline

• 2026-03-30 Listed $129,500 CTXMLS
• 2025-02-18 Sold (Public Records) — Public Records
• 2025-02-13 Pending — CTXMLS
• 2025-01-16 Contingent — CTXMLS
• 2024-12-27 Listed $130,000 CTXMLS
• 2003-04-29 Sold (Public Records) — Public Records
• 1994-09-30 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,487 · +9.1% YoY. Source: county tax records.