1010 Terra Alta Dr · Belton, TX 76513

$264,900

4 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 134 Days on market

Built 1972 0.30 ac lot $154/sqft · 18% below area Est $325k · 18% under ↓ 22% 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 +15.0/15.0
• Cash flow +10.3/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

Key facts

• Updated kitchen
• Granite countertops
• 0.3 acre lot

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ELECTRIC BUILT IN FIREPLACE
• WOOD LOOKING LAMINATE FLOORING
• PRIVATE TREED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (18.8% below list).
• Recommended offer: $215k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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-, amenities F, commute 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.
• Zoned schools: Sparta El (math 53% / reading 58%, grade C, #587 of 4,322 statewide, top 14%, 598 students, 30% FRL); South Belton Middle (math 21% / reading 32%, grade F, #1,200 of 1,662 statewide, top 73%, 677 students, 65% FRL); Belton H S (math 39% / reading 46%, grade F, #721 of 1,632 statewide, top 45%, 1,941 students, 46% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 750 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $8k 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 134 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,009 (18.8% 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 134 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $324,554
• List price: $264,900
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 Pitchfork Cir	0.40mi	4/2.0	1,748 (+1%)	2mo	$375,000	$215	77
1420 Loving Trl	0.38mi	3/2.0 (-1)	1,761 (+2%)	1mo	$330,000	$187	73
1003 Terra Alta Dr	0.06mi	3/2.0 (-1)	1,580 (-8%)	7mo	$239,000	$151	72
209 Camino Principal	0.13mi	3/2.0 (-1)	1,864 (+8%)	8mo	$297,000	$159	69
2701 Kinney Dr	0.44mi	3/2.0 (-1)	1,644 (-5%)	1mo	$280,000	$170	66
3110 Red Oak Dr	0.24mi	3/2.0 (-1)	1,544 (-10%)	3mo	$275,000	$178	64
3006 Red Oak Dr	0.17mi	3/2.0 (-1)	1,491 (-14%)	6mo	$268,500	$180	59
2940 Stillman Ct	0.63mi	3/2.0 (-1)	1,764 (+2%)	8mo	$325,000	$184	56
2704 Kneese Dr	0.58mi	3/2.0 (-1)	1,548 (-10%)	2mo	$260,000	$168	50
2507 Amber Forest Trl	0.75mi	4/2.0	1,900 (+10%)	3mo	$365,000	$192	46

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: -22.1%
• Equity multiple: 0.25×
• Total profit: $-55,738
• Equity at exit: $39,497

10-year hold

• IRR: -20.9%
• Equity multiple: -0.01×
• Total profit: $-74,660
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$344 /mo · $4,125/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-145

Break-even live

Break-even rent $2,333

Max offer price $239,341

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-70	+0% $-145	+5% $-220	+10% $-295
Rent	-10% $-315	-5% $-230	+0% $-145	+5% $-60	+10% $25
Rate	-1.0pp $-11	-0.5pp $-77	base $-145	+0.5pp $-213	+1.0pp $-283

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3114 Matador Dr Belton, TX	3.0	2.5	2228	$2,300	$1.03	25d	1	0.50mi
426 Armstrong Dr Belton, TX	3.0	2.0	1551	$1,895	$1.22	45d	1	0.65mi
2601 Amber Forest Trl Belton, TX	4.0	2.0	1865	$2,050	$1.10	15d	1	0.75mi
200 Lake Rd Belton, TX	1.0–3.0	1.0–2.0	1115	$1,865	$1.67	15d	5	0.77mi
3104 Ingram Cir Belton, TX	4.0	2.0	2088	$2,495	$1.19	45d	1	1.13mi
3225 Tortuga Ct Belton, TX	3.0	2.0	1861	$2,250	$1.21	25d	1	1.20mi
509 Guthrie Dr Unit 1534804P Belton, TX	3.0	2.0	2206	$6,021	$2.73	23d	1	1.38mi
508 E 27th Ave Belton, TX	4.0	2.5	2045	$1,750	$0.86	15d	1	1.40mi
607 E 27th Ave Belton, TX	3.0	2.0	1656	$1,695	$1.02	15d	1	1.45mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $264,900 Pending 134 DOM
2. 2026-06-03
   days on market $264,900 Active 133 DOM
3. 2026-06-02
   days on market $264,900 Active 132 DOM
4. 2026-06-01
   days on market $264,900 Active 131 DOM
5. 2026-05-31
   days on market $264,900 Active 130 DOM
6. 2026-05-30
   days on market $264,900 Active 129 DOM
7. 2026-05-18
   price $264,900 686-char remark

   Show marketing remark (686 chars)

   You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

8. 2026-03-16
   status Active 686-char remark

   Show marketing remark (686 chars)

   You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

9. 2026-03-12
   historical Active Under Contract 686-char remark

   Show marketing remark (686 chars)

   You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

10. 2026-03-03
    price $289,000 686-char remark

    Show marketing remark (686 chars)

    You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

11. 2026-02-16
    price $329,000 686-char remark

    Show marketing remark (686 chars)

    You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

12. 2026-01-21
    listed $339,900 Active 686-char remark

    Show marketing remark (686 chars)

    You don't want to miss this updated 4 sides brick, 4 bedroom, 2 bath home situated on a huge Texas size lot convenient to Belton schools, UMHB, Lake Belton, Fort Hood and I-35. Some of the many updates include leveling in 2025, updated kitchen to include stainless steel appliances, granite countertops, flooring, cabinets, the front room offers electric built in fireplace with remote control. No carpet, wood looking laminate flooring throughout, fresh paint, recently updated/replaced screens, roof, central/heat and air. You will enjoy relaxing in the quiet, private treed backyard with firepit. This home is fully of personality and charm. Walk in the front door and fall in love,

13. 2000-05-19
    soldstatus
14. 1990-05-08
    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: $4,125 · $344/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$723/yr (+$60/mo · 17.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $25,801
• − Mortgage interest: −$14,839
• − Property taxes: −$4,125
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$7,706
• Taxable loss: −$6,321
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $-219/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

-22.1% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $264,900 CTXMLS
• 2026-03-16 Relisted — CTXMLS
• 2026-03-12 Contingent — CTXMLS
• 2026-03-03 Price Changed $289,000 CTXMLS
• 2026-02-16 Price Changed $329,000 CTXMLS
• 2026-01-21 Listed $339,900 CTXMLS
• 2000-05-19 Sold (Public Records) — Public Records
• 1990-05-08 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,125 · -1.2% YoY. Source: county tax records.