506 E Avenue T · Belton, TX 76513

$158,000

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 192 Days on market

Built 1967 0.42 ac lot $116/sqft · 14% below area Est $185k · 14% under ↓ 9% since listing

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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 +14.0/15.0
• Cash flow +13.9/30.0
• 1% rule +5.3/10.0
• DSCR +4.2/10.0
• 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

Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

Key facts

• Oversized corner lot
• 0.42 acre lot
• 2 garage spots

Tags

• OVERSIZED CORNER LOT
• CHARMING DOWNTOWN BELTON

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $19 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 750 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); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 192 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $139,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.03% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.1

CMA / ARV

• ARV (median comp): $184,602
• List price: $158,000
• Delta: -14.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 E Avenue T	0.00mi	3/1.0	1,358 (0%)	1mo	$158,000	$116	100
707 Ryan St	0.21mi	3/2.0	1,271 (-6%)	3mo	$231,940	$182	73
715 Ryan St	0.22mi	3/2.0	1,491 (+10%)	4mo	$246,008	$165	66
1001 Magnolia St	0.53mi	4/2.0 (+1)	1,353 (-0%)	1mo	$125,000	$92	65
742 Ryan St	0.24mi	3/2.0	1,491 (+10%)	7mo	$237,631	$159	63
414 E Avenue P	0.36mi	3/1.0	1,215 (-10%)	14mo	$160,000	$132	54
1402 Sharon Rd	0.72mi	3/2.0	1,211 (-11%)	4mo	$270,000	$223	41

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-27,039
• Equity at exit: $23,558

10-year hold

• IRR: -13.8%
• Equity multiple: 0.27×
• Total profit: $-32,389
• Equity at exit: $13,661

Cash invested: $44,240 (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: 750
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$829
• Tax from tax record: −$370 /mo · $4,442/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $19

Break-even live

Break-even rent $1,601

Max offer price $158,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $63	+0% $19	+5% $-26	+10% $-71
Rent	-10% $-110	-5% $-46	+0% $19	+5% $83	+10% $147
Rate	-1.0pp $98	-0.5pp $59	base $19	+0.5pp $-22	+1.0pp $-64

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Liberty Hill Dr Belton, TX	4.0	2.0	1627	$1,700	$1.04	45d	1	0.33mi
2351 S Wall St Unit A Belton, TX	3.0	2.0	1650	$1,495	$0.91	45d	1	0.33mi
2361 S Wall St Unit A Belton, TX	3.0	2.0	1536	$1,495	$0.97	45d	1	0.34mi
1920 Royal Loop Belton, TX	4.0	2.5	1489	$1,850	$1.24	24d	1	0.34mi
1920 Royal Loop Belton, TX	4.0	2.5	1683	$1,850	$1.10	45d	1	0.34mi
1904 Royal Loop Belton, TX	3.0	2.5	1689	$1,850	$1.10	45d	1	0.35mi
1956 Royal Loop Belton, TX	3.0	2.5	1512	$1,700	$1.12	14d	1	0.35mi
1948 Royal Loop Belton, TX	3.0	2.5	1486	$1,495	$1.01	45d	1	0.35mi
1830 Royal Loop Belton, TX	4.0	3.0	1683	$1,750	$1.04	45d	1	0.39mi
2542 Leroy Ln Unit A Belton, TX	3.0	2.0	1536	$1,495	$0.97	45d	1	0.40mi
2542 Leroy Ln Unit B Belton, TX	3.0	2.0	1563	$1,495	$0.96	22d	1	0.40mi
1003 Allie Way Belton, TX	4.0	2.5	1698	$1,750	$1.03	45d	1	0.40mi
1826 Royal Loop Belton, TX	4.0	2.5	1683	$1,750	$1.04	45d	1	0.40mi
1814 Royal Loop Belton, TX	4.0	2.5	1698	$1,750	$1.03	45d	1	0.41mi
332 Arnold Dr Unit B Belton, TX	2.0	2.0	1060	$1,425	$1.34	45d	1	0.45mi
2618 Leroy Ln Unit B Belton, TX	3.0	2.0	1536	$1,595	$1.04	45d	1	0.46mi
1851 Connell St Belton, TX	3.0	2.0	1344	$1,550	$1.15	45d	1	0.61mi
614 Laila Ln Belton, TX	3.0	3.0	1510	$1,575	$1.04	45d	1	0.62mi
1614 Shady Ln Belton, TX	3.0	2.0	1486	$1,500	$1.01	45d	1	0.62mi
1903 Connell St Belton, TX	3.0	2.0	1293	$1,342	$1.04	14d	10	0.66mi
1013 Kerr Ct Belton, TX	3.0	2.0	1293	$1,290	$1.00	24d	1	0.68mi
1004 Kerr Ct Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	0.70mi
1012 Kerr Ct Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	0.70mi
1400 Magnolia St Belton, TX	3.0	1.5	1330	$1,500	$1.13	24d	1	0.70mi
912 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	0.71mi
912 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	14d	1	0.71mi
1572 Brady Way Belton, TX	3.0	2.0	1203	$1,295	$1.08	22d	1	0.71mi
725 Laila Ln Belton, TX	3.0	2.0	1207	$1,345	$1.11	14d	1	0.72mi
901 Carla Kay Dr Unit B Belton, TX	3.0	2.5	1459	$1,360	$0.93	45d	1	0.72mi
1539 Chance Ct Belton, TX	3.0	2.0	1207	$1,345	$1.11	45d	1	0.75mi
1032 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	24d	1	0.75mi
1032 Edwards Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	24d	1	0.75mi
829 Laila Ln Belton, TX	3.0	2.0	1338	$1,345	$1.01	24d	1	0.77mi
1044 Edwards Dr Belton, TX	3.0	2.0	1293	$1,290	$1.00	24d	1	0.80mi
945 Laila Ln Belton, TX	3.0	2.0	1338	$1,345	$1.01	45d	1	0.84mi
1013 Laila Ln Belton, TX	3.0	2.0	1338	$1,240	$0.93	24d	1	0.86mi
1560 Kal Ct Belton, TX	3.0	2.0	1338	$1,345	$1.01	22d	1	0.87mi
1538 Kal Ct Belton, TX	3.0	2.0	1338	$1,345	$1.01	45d	1	0.87mi
1221 Jasmine Dr Belton, TX	1.0–2.0	1.0–2.0	1057	$1,450	$1.37	14d	4	0.97mi
1044 Hibiscus Dr Belton, TX	2.0	2.0	1210	$1,450	$1.20	45d	1	0.99mi

Listing history 14 events

1. 2026-06-03
   status $158,000 Pending 192 DOM
2. 2026-06-02
   days on market $158,000 Active Under Contract 192 DOM
3. 2026-06-01
   days on market $158,000 Active Under Contract 191 DOM
4. 2026-05-31
   days on market $158,000 Active Under Contract 190 DOM
5. 2026-05-30
   days on market $158,000 Active Under Contract 189 DOM
6. 2026-05-12
   status Active 445-char remark

   Show marketing remark (445 chars)

   Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

7. 2026-05-12
   status Active 445-char remark

   Show marketing remark (445 chars)

   Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

8. 2026-05-10
   historical 445-char remark

   Show marketing remark (445 chars)

   Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

9. 2026-04-22
   price $168,000 445-char remark

   Show marketing remark (445 chars)

   Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

10. 2026-04-22
    price $158,000 445-char remark

    Show marketing remark (445 chars)

    Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

11. 2026-02-06
    price $174,900 445-char remark

    Show marketing remark (445 chars)

    Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

12. 2026-02-06
    listed $174,900 Active 445-char remark

    Show marketing remark (445 chars)

    Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

13. 2025-11-20
    listed $184,900 Active 445-char remark

    Show marketing remark (445 chars)

    Don't miss this incredible investor opportunity in Belton! This nearly half-acre oversized corner lot features a 2-bedroom, 1-bath home footprint and a large 2-car garage. Located minutes from charming Downtown Belton, this project is all about efficiency and maximizing your investment. Reduce your carrying costs, accelerate your timeline, and tailor the finish to meet market demands for maximum profit. Bring your vision and your contractor!

14. 1998-10-02
    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: $4,442 · $370/mo
• Projected year-2 tax: $4,442 · $370/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 8/10 Severe 80% 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: $19,490
• − Mortgage interest: −$8,850
• − Property taxes: −$4,442
• − Insurance: −$790
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,596
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $776/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

• Census place: Belton, TX
• 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

-9.1% since first listed

9 events — show timeline

• 2026-05-12 Relisted — Unlock MLS
• 2026-05-12 Relisted — CTXMLS
• 2026-05-10 Listing Removed — CTXMLS
• 2026-04-22 Price Changed $168,000 CTXMLS
• 2026-04-22 Price Changed $158,000 Unlock MLS
• 2026-02-06 Price Changed $174,900 Unlock MLS
• 2026-02-06 Listed $174,900 CTXMLS
• 2025-11-20 Listed $184,900 Unlock MLS
• 1998-10-02 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,442 · +2.6% YoY. Source: county tax records.