5526 Perdita Dr · Belton, TX 76513

$299,000

4 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 67 Days on market

Built 2019 7,592 sqft lot $138/sqft · 19% below area Est $371k · 19% under $50/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5526 Perdita Dr, a beautifully maintained 4-bedroom, 2-bath home offering over 2,100 sqft of functional living space in one of Belton’s fastest-growing areas. Built in 2019, this home features an open-concept layout designed for both everyday living and entertaining. The spacious kitchen flows seamlessly into the main living area, creating the perfect environment for hosting guests or relaxing with family. The primary suite offers a private retreat with ample space, while three additional bedrooms provide flexibility for guests, a home office, or growing families. Step outside to a generous backyard with room to entertain, build out, or customize to your lifestyle.

Key facts

• Spacious kitchen
• Open-concept layout
• Generous backyard

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.2% below list).
• Recommended offer: $214k (28.3% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.6% in Belton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 36% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $9k 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 67 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 62% 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 $214,389 (28.3% 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 67 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (median comp): $370,904
• List price: $299,000
• Delta: -19.39%
• 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
5521 Othello Dr	0.03mi	4/2.5	1,983 (-9%)	3mo	$430,000	$217	80
5502 Juno Dr	0.28mi	3/2.5 (-1)	2,171 (0%)	1mo	$335,000	$154	79
4609 Lucius Ln	0.31mi	5/3.0 (+1)	2,156 (-1%)	2mo	$410,000	$190	74
5310 Lassen Ln	0.25mi	4/2.0	1,996 (-8%)	2mo	$327,344	$164	73
5102 Pollack Ln	0.45mi	4/3.0	2,043 (-6%)	1mo	$331,900	$162	64
4242 Allison Dr	0.57mi	3/2.0 (-1)	2,150 (-1%)	4mo	$318,885	$148	64
4806 Hawkins Dr	0.40mi	4/2.5	1,951 (-10%)	3mo	$294,000	$151	60
4821 Shanty Ln	0.44mi	4/2.5	1,951 (-10%)	3mo	$306,915	$157	58
4707 Allison Dr	0.63mi	4/2.0	1,938 (-11%)	2mo	$319,770	$165	51
5421 Espiritu Santo	0.65mi	4/2.5	2,394 (+10%)	3mo	$489,000	$204	48
5426 Espiritu Santo	0.63mi	4/2.5	2,452 (+13%)	3mo	$499,000	$204	44
4713 Allison Dr	0.64mi	3/2.0 (-1)	1,861 (-14%)	1mo	$307,065	$165	40

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 · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: 0.01×
• Total profit: $-82,809
• Equity at exit: $44,582

10-year hold

• IRR: -43.8%
• Equity multiple: -0.51×
• Total profit: $-126,640
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$644 /mo · $7,731/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-479

Break-even live

Break-even rent $3,021

Max offer price $214,389

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-394	+0% $-479	+5% $-564	+10% $-648
Rent	-10% $-670	-5% $-574	+0% $-479	+5% $-384	+10% $-288
Rate	-1.0pp $-328	-0.5pp $-403	base $-479	+0.5pp $-556	+1.0pp $-635

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Shire Dr Belton, TX	3.0	2.0	2000	$2,245	$1.12	14d	1	0.15mi
5414 Espiritu Santo Dr Belton, TX	3.0	3.5	2253	$3,500	$1.55	14d	1	0.63mi
6107 Lavaca Dr Belton, TX	5.0	2.5	2576	$2,695	$1.05	44d	1	0.70mi
6107 Lavaca Dr Belton, TX	5.0	2.5	2596	$2,595	$1.00	14d	1	0.70mi
6260 Matagorda Rd Belton, TX	3.0	2.0	1508	$2,050	$1.36	21d	1	0.82mi
5737 St Charles Dr Belton, TX	4.0	2.0	1797	$2,400	$1.34	21d	1	0.91mi
5012 Dickinson Loop Belton, TX	5.0	4.0	2955	$3,000	$1.02	21d	1	0.91mi
5133 Dickinson Loop Belton, TX	3.0	2.0	1700	$1,900	$1.12	14d	1	0.99mi
3410 Auction Barn Rd Unit B Belton, TX	3.0	2.0	1600	$1,295	$0.81	21d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-13
   days on market $299,000 Active 67 DOM
2. 2026-06-09
   days on market $299,000 Active 64 DOM
3. 2026-06-08
   days on market $299,000 Active 63 DOM
4. 2026-06-07
   days on market $299,000 Active 62 DOM
5. 2026-06-05
   days on market $299,000 Active 59 DOM
6. 2026-06-03
   days on market $299,000 Active 58 DOM
7. 2026-06-02
   days on market $299,000 Active 57 DOM
8. 2026-06-01
   statusdays on market $299,000 Active 56 DOM
9. 2026-05-31
   days on market $299,000 Active Under Contract 55 DOM
10. 2026-05-30
    days on market $299,000 Active Under Contract 54 DOM
11. 2026-05-15
    historical Active Under Contract 690-char remark

    Show marketing remark (690 chars)

    Welcome to 5526 Perdita Dr, a beautifully maintained 4-bedroom, 2-bath home offering over 2,100 sqft of functional living space in one of Belton’s fastest-growing areas. Built in 2019, this home features an open-concept layout designed for both everyday living and entertaining. The spacious kitchen flows seamlessly into the main living area, creating the perfect environment for hosting guests or relaxing with family. The primary suite offers a private retreat with ample space, while three additional bedrooms provide flexibility for guests, a home office, or growing families. Step outside to a generous backyard with room to entertain, build out, or customize to your lifestyle.

12. 2026-04-06
    listed $299,000 Active 690-char remark

    Show marketing remark (690 chars)

    Welcome to 5526 Perdita Dr, a beautifully maintained 4-bedroom, 2-bath home offering over 2,100 sqft of functional living space in one of Belton’s fastest-growing areas. Built in 2019, this home features an open-concept layout designed for both everyday living and entertaining. The spacious kitchen flows seamlessly into the main living area, creating the perfect environment for hosting guests or relaxing with family. The primary suite offers a private retreat with ample space, while three additional bedrooms provide flexibility for guests, a home office, or growing families. Step outside to a generous backyard with room to entertain, build out, or customize to your lifestyle.

13. 2026-03-06
    price
14. 2026-02-06
    price
15. 2025-12-31
    listed Active
16. 2021-04-13
    soldstatus
17. 2021-01-29
    status Pending
18. 2021-01-27
    listed $274,900 Active
19. 2019-11-05
    status Pending
20. 2019-10-02
    price $233,885
21. 2019-08-14
    listed $232,885 Active

ⓘ 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: $7,731 · $644/mo
• Projected year-2 tax: $7,731 · $644/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 ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $28,981
• − Mortgage interest: −$16,749
• − Property taxes: −$7,731
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$600
• − Depreciation: −$8,698
• Taxable loss: −$10,930
• Est. tax savings @ 24.0%: +$2,623
• After-tax cash flow: $-3,125/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

+28.4% since first listed

11 events — show timeline

• 2026-05-15 Contingent — Unlock MLS
• 2026-04-06 Listed $299,000 Unlock MLS
• 2026-03-06 Price Changed — Unlock MLS
• 2026-02-06 Price Changed — Unlock MLS
• 2025-12-31 Listed — Unlock MLS
• 2021-04-13 Sold (Public Records) — Public Records
• 2021-01-29 Pending — CTXMLS
• 2021-01-27 Listed $274,900 CTXMLS
• 2019-11-05 Pending — CTXMLS
• 2019-10-02 Price Changed $233,885 CTXMLS
• 2019-08-14 Listed $232,885 CTXMLS

Property tax history

+62.8%/yr

Latest (2025): $7,731 · -2.0% YoY. Source: county tax records.