201 N Kings Trl · Little River-Academy, TX 76554

$80,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 122 Days on market

Built 1945 0.25 ac lot $67/sqft · 62% below area ↓ 16% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located on King’s Way in Little River-Academy, this 3-bedroom, 2-bath home is a great make-it-your-own opportunity. Conveniently situated minutes to Belton and Temple and about 30 miles to Taylor and the Samsung facility. The split-bedroom layout features a rear primary suite, two secondary bedrooms, and an eat-in kitchen that opens to the living room. An interior utility room keeps laundry handy, and a covered carport helps protect your vehicle from sun and rain. The generous lot offers space to garden or add a fenced area for pets. Home needs TLC—bring your vision, update, and make it yours.

Key facts

• Generous lot
• Covered carport
• Eat-in kitchen

Tags

• REAR PRIMARY SUITE
• EAT-IN KITCHEN
• INTERIOR UTILITY ROOM
• COVERED CARPORT
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Academy ISD (rural): math 40% / reading 43% proficiency, ranked #309 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.8% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 2.9% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1945 — 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. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.29%
• DSCR: 1.99
• GRM: 5.0

CMA / ARV

• ARV (median comp): $245,665
• List price: $80,000
• Delta: -67.44%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Vela Way	0.16mi	3/2.0	1,366 (+14%)	7mo	$215,000	$157	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.58×
• Total profit: $35,478
• Equity at exit: $35,190

10-year hold

• IRR: 28.9%
• Equity multiple: 5.03×
• Total profit: $90,196
• Equity at exit: $53,632

Cash invested: $22,400 (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 76554

• Home prices YoY: 1.4%
• Active inventory: 10
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $416

Break-even live

Break-even rent $814

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $461	-5% $439	+0% $416	+5% $393	+10% $371
Rent	-10% $310	-5% $363	+0% $416	+5% $469	+10% $522
Rate	-1.0pp $456	-0.5pp $436	base $416	+0.5pp $395	+1.0pp $374

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Brazos Rd Little River-Academy, TX	3.0	2.0	1202	$1,345	$1.12	13d	1	0.32mi
605 E Main St Little River Academy, TX	3.0	2.0	1400	$1,320	$0.94	44d	1	1.30mi

Listing history 23 events

1. 2026-05-31
   days on market $80,000 Active 122 DOM
2. 2026-05-30
   days on market $80,000 Active 121 DOM
3. 2026-01-09
   listed $80,000 Active
4. 2026-01-09
   listed $80,000 Active
5. 2025-01-21
   status Active
6. 2024-12-31
   historical
7. 2024-10-31
   status Active
8. 2024-10-31
   price $80,000
9. 2024-10-22
   status Pending
10. 2024-10-14
    historical Active Under Contract
11. 2024-10-13
    historical Active Under Contract
12. 2024-09-25
    price
13. 2024-09-25
    price $85,000
14. 2024-09-10
    price $90,000
15. 2024-09-10
    price
16. 2024-08-17
    price
17. 2024-08-17
    price $91,000
18. 2024-08-02
    price $92,000
19. 2024-08-02
    listed Active
20. 2024-07-25
    price $94,000
21. 2024-07-05
    listed $95,000 Active
22. 2009-12-02
    soldstatus
23. 2003-01-17
    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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $16,088
• − Mortgage interest: −$4,481
• − Property taxes: −$2,282
• − Insurance: −$400
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,327
• Taxable income: $4,023
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,027/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: Academy ISD
• NCES district ID: 4807470
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $60,492
• Composite: 36.73/100
• National rank: #4591
• State rank: #309 of 826 in TX

Livability — Little River-Academy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Little River-Academy, TX
• Population (ZIP): 2,199

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 25% Two or more races 18% Pacific Islander 3%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Serbian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 2%

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: ▲ 2.83%
• Current HPI: 212.1826
• Rent YoY: —
• Metro: —
• 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

-15.8% since first listed

21 events — show timeline

• 2026-01-09 Listed $80,000 CTXMLS
• 2026-01-09 Listed $80,000 NTREIS
• 2025-01-21 Relisted — Unlock MLS
• 2024-12-31 Listing Removed — CTXMLS
• 2024-10-31 Relisted — CTXMLS
• 2024-10-31 Price Changed $80,000 CTXMLS
• 2024-10-22 Pending — CTXMLS
• 2024-10-14 Contingent — Unlock MLS
• 2024-10-13 Contingent — CTXMLS
• 2024-09-25 Price Changed — Unlock MLS
• 2024-09-25 Price Changed $85,000 CTXMLS
• 2024-09-10 Price Changed $90,000 CTXMLS
• 2024-09-10 Price Changed — Unlock MLS
• 2024-08-17 Price Changed — Unlock MLS
• 2024-08-17 Price Changed $91,000 CTXMLS
• 2024-08-02 Price Changed $92,000 CTXMLS
• 2024-08-02 Listed — Unlock MLS
• 2024-07-25 Price Changed $94,000 CTXMLS
• 2024-07-05 Listed $95,000 CTXMLS
• 2009-12-02 Sold (Public Records) — Public Records
• 2003-01-17 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,282 · +6.0% YoY. Source: county tax records.