404 Whispering Oaks Loop · Killeen, TX 76549

$125,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 250 Days on market

Built 1913 1.59 ac lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• 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

Unlock the Potential of 1.59 Acres in Killeen’s Quiet Hill Country Loop Nestled at the end of a peaceful loop with no through-traffic, this generously sized lot offers a rare opportunity to build your dream home, a multi-generational family compound, or a rental investment property in a private and established setting. With three sides already fenced, mature trees providing natural shade and privacy, and a spacious layout, this parcel combines ready-to-go infrastructure with development flexibility. Enjoy the calm of the Killeen hill country, just minutes from major roads and conveniences — without sacrificing the quiet, rural feel. Whether you're looking to custom-build, develop a rental, or hold as a long-term investment, this property checks all the right boxes: location, land, and lifestyle. The existing structure on-site is likely a tear-down, giving you a clean slate to create something entirely your own. Utilities are present (buyer to verify), and the neighborhood loop design limits traffic to local homeowners, enhancing both safety and serenity. Bring your vision and make the most of this rare opportunity to own land in one of Killeen’s most flexible and promising areas. No HOA. No city noise. Just possibility.

Key facts

• 1.59 acres
• Three sides fenced
• Private setting

Tags

• 1.59 ACRES
• THREE SIDES FENCED
• MATURE TREES
• PRIVATE SETTING
• READY-TO-GO INFRASTRUCTURE
• DEVELOPMENT FLEXIBILITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $80 ($956/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 $112k (10.7% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: amenities D, employment D, crime 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.
• Zoned schools: Haynes El (math 23% / reading 29%, grade F, #2,954 of 4,322 statewide, top 69%, 780 students, 57% FRL); Charles E Patterson Middle (math 38% / reading 38%, grade F, #717 of 1,662 statewide, top 44%, 1,003 students, 56% FRL); C E Ellison H S (math 20% / reading 51%, grade F, #941 of 1,632 statewide, top 58%, 1,682 students, 57% FRL).
• Market conditions: Rents rising (+1.1%/yr); 433 active listings in the ZIP; 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 $864 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 250 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. 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?
8. 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.
9. 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.
10. 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: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-17,254
• Equity at exit: $18,638

10-year hold

• IRR: -8.3%
• Equity multiple: 0.52×
• Total profit: $-16,685
• Equity at exit: $10,808

Cash invested: $35,000 (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: 433
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $80

Break-even live

Break-even rent $1,016

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $150	-5% $115	+0% $80	+5% $44	+10% $9
Rent	-10% $-9	-5% $36	+0% $80	+5% $124	+10% $168
Rate	-1.0pp $143	-0.5pp $111	base $80	+0.5pp $47	+1.0pp $14

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $125,000 Active 250 DOM
2. 2026-06-18
   days on market $125,000 Active 247 DOM
3. 2026-06-17
   days on market $125,000 Active 246 DOM
4. 2026-06-16
   days on market $125,000 Active 245 DOM
5. 2026-06-15
   days on market $125,000 Active 244 DOM
6. 2026-06-14
   days on market $125,000 Active 242 DOM
7. 2026-06-13
   days on market $125,000 Active 241 DOM
8. 2026-06-10
   days on market $125,000 Active 239 DOM
9. 2026-06-09
   days on market $125,000 Active 238 DOM
10. 2026-06-08
    days on market $125,000 Active 237 DOM
11. 2026-06-07
    days on market $125,000 Active 236 DOM
12. 2026-06-03
    days on market $125,000 Active 232 DOM
13. 2026-06-02
    days on market $125,000 Active 231 DOM
14. 2026-06-01
    days on market $125,000 Active 230 DOM
15. 2026-05-31
    days on market $125,000 Active 229 DOM
16. 2026-05-30
    days on market $125,000 Active 228 DOM
17. 2025-10-14
    listed $125,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Unlock the Potential of 1.59 Acres in Killeen’s Quiet Hill Country Loop Nestled at the end of a peaceful loop with no through-traffic, this generously sized lot offers a rare opportunity to build your dream home, a multi-generational family compound, or a rental investment property in a private and established setting. With three sides already fenced, mature trees providing natural shade and privacy, and a spacious layout, this parcel combines ready-to-go infrastructure with development flexibility. Enjoy the calm of the Killeen hill country, just minutes from major roads and conveniences — without sacrificing the quiet, rural feel. Whether you're looking to custom-build, develop a rental, or hold as a long-term investment, this property checks all the right boxes: location, land, and lifestyle. The existing structure on-site is likely a tear-down, giving you a clean slate to create something entirely your own. Utilities are present (buyer to verify), and the neighborhood loop design limits traffic to local homeowners, enhancing both safety and serenity. Bring your vision and make the most of this rare opportunity to own land in one of Killeen’s most flexible and promising areas. No HOA. No city noise. Just possibility.

18. 2025-10-14
    listed $125,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Unlock the Potential of 1.59 Acres in Killeen’s Quiet Hill Country Loop Nestled at the end of a peaceful loop with no through-traffic, this generously sized lot offers a rare opportunity to build your dream home, a multi-generational family compound, or a rental investment property in a private and established setting. With three sides already fenced, mature trees providing natural shade and privacy, and a spacious layout, this parcel combines ready-to-go infrastructure with development flexibility. Enjoy the calm of the Killeen hill country, just minutes from major roads and conveniences — without sacrificing the quiet, rural feel. Whether you're looking to custom-build, develop a rental, or hold as a long-term investment, this property checks all the right boxes: location, land, and lifestyle. The existing structure on-site is likely a tear-down, giving you a clean slate to create something entirely your own. Utilities are present (buyer to verify), and the neighborhood loop design limits traffic to local homeowners, enhancing both safety and serenity. Bring your vision and make the most of this rare opportunity to own land in one of Killeen’s most flexible and promising areas. No HOA. No city noise. Just possibility.

19. 2005-02-04
    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: $1,136 · $95/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,151/yr (+$96/mo · 101.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,397
• − Mortgage interest: −$7,002
• − Property taxes: −$1,136
• − Insurance: −$625
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,636
• Taxable loss: −$1,146
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,231/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

• 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

+0.0% since first listed

3 events — show timeline

• 2025-10-14 Listed $125,000 CTXMLS
• 2025-10-14 Listed $125,000 Unlock MLS
• 2005-02-04 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,136 · +9.3% YoY. Source: county tax records.