8922 Witter Ln · Belton, TX 76502

$295,000

4 bd · 2.0 ba · 2,176 sqft · SingleFamily · 200 Days on market

Built 2000 Good condition 2.65 ac lot $136/sqft · 34% below area Est $450k · 34% under

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Why this score? — see what drove the C- 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Motivated Seller. Bring an offer * * Beautiful Ranch Style fully renovated 28X76 double Wide Manufactured home with 4Bed/2bath in fenced quiet neighborhood and 1 mobile homes with 3Bed/2bath each. Having great cash flow potential of $4780 [1295+1495+1395+595]. Please refer lease listings in CTX MLS492720, MLS 492723,MLS 492734, MLS 492744. Ideal for owner occupant having opportunity to enjoy rental income. Owner/Agent. Owner financing $50k downpayment, sales price $350k, 7.99%, 3yr balloon, 30yr amortization. Terms negotiable

Key facts

• 2.65 acre lot
• 16 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (10.3% below list).
• Recommended offer: $241k (18.4% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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 soft (-0.8%/yr); 1114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 39% of the median local income ($82k/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 200 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,623 (18.4% 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 200 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $450,000
• List price: $295,000
• Delta: -34.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.04×
• Total profit: $-79,186
• Equity at exit: $43,985

10-year hold

• IRR: -56.3%
• Equity multiple: -0.56×
• Total profit: $-128,500
• Equity at exit: $25,506

Cash invested: $82,600 (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 76502

• Rents YoY: -0.8%
• Active inventory: 1114
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-376

Break-even live

Break-even rent $3,121

Max offer price $240,623

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Fossil Trl Belton, TX	4.0	2.0	1982	$2,095	$1.06	13d	1	1.19mi
7008 Sun Valley Dr Temple, TX	4.0	3.0	2341	$3,850	$1.64	21d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $295,000 Active 200 DOM
2. 2026-06-17
   days on market $295,000 Active 199 DOM
3. 2026-06-16
   days on market $295,000 Active 198 DOM
4. 2026-06-15
   days on market $295,000 Active 197 DOM
5. 2026-06-14
   days on market $295,000 Active 195 DOM
6. 2026-06-13
   days on market $295,000 Active 194 DOM
7. 2026-06-09
   days on market $295,000 Active 191 DOM
8. 2026-06-08
   days on market $295,000 Active 190 DOM
9. 2026-06-07
   days on market $295,000 Active 189 DOM
10. 2026-06-05
    days on market $295,000 Active 186 DOM
11. 2026-06-03
    days on market $295,000 Active 185 DOM
12. 2026-06-02
    days on market $295,000 Active 184 DOM
13. 2026-06-01
    days on market $295,000 Active 183 DOM
14. 2026-05-31
    days on market $295,000 Active 182 DOM
15. 2026-05-30
    days on market $295,000 Active 181 DOM
16. 2026-04-28
    status Active 538-char remark

    Show marketing remark (538 chars)

    * * Motivated Seller. Bring an offer * * Beautiful Ranch Style fully renovated 28X76 double Wide Manufactured home with 4Bed/2bath in fenced quiet neighborhood and 1 mobile homes with 3Bed/2bath each. Having great cash flow potential of $4780 [1295+1495+1395+595]. Please refer lease listings in CTX MLS492720, MLS 492723,MLS 492734, MLS 492744. Ideal for owner occupant having opportunity to enjoy rental income. Owner/Agent. Owner financing $50k downpayment, sales price $350k, 7.99%, 3yr balloon, 30yr amortization. Terms negotiable

17. 2026-04-14
    price $295,000 538-char remark

    Show marketing remark (538 chars)

    * * Motivated Seller. Bring an offer * * Beautiful Ranch Style fully renovated 28X76 double Wide Manufactured home with 4Bed/2bath in fenced quiet neighborhood and 1 mobile homes with 3Bed/2bath each. Having great cash flow potential of $4780 [1295+1495+1395+595]. Please refer lease listings in CTX MLS492720, MLS 492723,MLS 492734, MLS 492744. Ideal for owner occupant having opportunity to enjoy rental income. Owner/Agent. Owner financing $50k downpayment, sales price $350k, 7.99%, 3yr balloon, 30yr amortization. Terms negotiable

18. 2025-11-17
    listed $350,000 Active 538-char remark

    Show marketing remark (538 chars)

    * * Motivated Seller. Bring an offer * * Beautiful Ranch Style fully renovated 28X76 double Wide Manufactured home with 4Bed/2bath in fenced quiet neighborhood and 1 mobile homes with 3Bed/2bath each. Having great cash flow potential of $4780 [1295+1495+1395+595]. Please refer lease listings in CTX MLS492720, MLS 492723,MLS 492734, MLS 492744. Ideal for owner occupant having opportunity to enjoy rental income. Owner/Agent. Owner financing $50k downpayment, sales price $350k, 7.99%, 3yr balloon, 30yr amortization. Terms negotiable

19. 2025-10-22
    historical $1,395
20. 2025-09-30
    price $1,395
21. 2025-08-23
    listed $1,495
22. 2025-08-05
    historical $1,695
23. 2025-08-04
    listed $1,695
24. 2024-07-23
    historical $1,395
25. 2024-06-25
    listed $1,395

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $31,738
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$6,594
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$8,582
• Taxable loss: −$9,465
• Est. tax savings @ 24.0%: +$2,272
• After-tax cash flow: $-2,238/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 · 11 photos

Good 75/100 Cosmetic rehab

This fully renovated single-family home is in good condition with updated kitchens and bathrooms, and a well-maintained exterior. It has a good potential for both resale and rental value with minor updates to the exterior and flooring.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Updating the flooring in the bathrooms — Replacing outdated tile with a more modern material can improve the home's appearance and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the flooring in the bathrooms — Replacing outdated tile with a more modern material can improve the home's appearance and increase its value. ↑

ⓘ 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: 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): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1890.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 1% Korean 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: ▼ -216.80%
• Current HPI: 166.927
• Rent YoY: ▼ -0.79%
• 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

+21047.0% since first listed

10 events — show timeline

• 2026-04-28 Relisted — Unlock MLS
• 2026-04-14 Price Changed $295,000 Unlock MLS
• 2025-11-17 Listed $350,000 Unlock MLS
• 2025-10-22 Rental Removed $1,395 APPFOLIO
• 2025-09-30 Price Changed $1,395 APPFOLIO
• 2025-08-23 Listed for Rent $1,495 APPFOLIO
• 2025-08-05 Rental Removed $1,695 APPFOLIO
• 2025-08-04 Listed for Rent $1,695 APPFOLIO
• 2024-07-23 Rental Removed $1,395 APPFOLIO
• 2024-06-25 Listed for Rent $1,395 APPFOLIO