1025 Terra Alta Dr · Belton, TX 76513

$234,999

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 24 Days on market

Built 1973 0.30 ac lot Est $267k · 12% under

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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).

• Cash flow +13.2/30.0
• ARV discount +12.8/15.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• 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

Located in the heart of a desirable neighborhood, this three-bedroom, two-bath home rests on a spacious quarter-acre lot. Its prime location offers both proximity and lifestyle. Within walking distance, you’ll find the elementary, middle, and high schools, along with sports fields and tennis courts. The nearby Chisholm Trail invites outdoor adventures. Recently remodeled, this home blends modern comfort with timeless convenience!

Key facts

• Recently remodeled
• Tennis courts
• Prime location

Tags

• QUARTER-ACRE LOT
• PRIME LOCATION
• WALKING DISTANCE SCHOOLS
• SPORTS FIELDS
• TENNIS COURTS
• RECENTLY REMODELED

Property features AI

Finance

• Other: Energy Star qualified pool pump
• Financial info: Lease in place through 2026-07-31
• HOA & community: Street lights

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; High-speed internet available; Public trash collection; Public water; Public sewer (not connected at lot) and septic tank options
• Home design: Single-story home; Resale property
• Construction: Brick/masonry construction; Composition shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Covered patio; Porch; Balcony; Private yard; Back yard fencing; Chain link, privacy, and wood fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Disposal; Microwave; Oven; Refrigerator; Range; Granite and solid surface counters; Custom cabinets; Pantry; Eat-in kitchen / breakfast area
• Flooring: Carpet-free; Luxury vinyl plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, one unit)
• Interior features: Built-in features; Ceiling fan(s); Carbon monoxide detector; Eat-in kitchen; Pull-down attic stairs; Split bedrooms; Tub/shower; Vanity; Walk-in closet(s); Breakfast area; Custom cabinets; Granite counters; Kitchen/family room combo; Kitchen/dining combo; Pantry; Solid surface counters; Walk-in pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (11.2% below list).
• Recommended offer: $209k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $7k 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 24 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: major wind risk, 67% 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 $208,585 (11.2% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $266,644
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Red Oak Dr	0.22mi	3/2.0	1,491 (-0%)	6mo	$268,500	$180	84
1003 Terra Alta Dr	0.09mi	3/2.0	1,580 (+6%)	7mo	$239,000	$151	80
3110 Red Oak Dr	0.29mi	3/2.0	1,544 (+3%)	3mo	$275,000	$178	79
2607 Armstrong Dr	0.45mi	3/2.0	1,436 (-4%)	1mo	$265,000	$185	71
2704 Kneese Dr	0.58mi	3/2.0	1,548 (+3%)	1mo	$260,000	$168	66
2701 Kinney Dr	0.43mi	3/2.0	1,644 (+10%)	1mo	$280,000	$170	63

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-41,817
• Equity at exit: $35,039

10-year hold

• IRR: -14.5%
• Equity multiple: 0.23×
• Total profit: $-50,537
• Equity at exit: $20,318

Cash invested: $65,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$322 /mo · $3,859/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-4

Break-even live

Break-even rent $2,091

Max offer price $234,287

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $62	+0% $-4	+5% $-71	+10% $-137
Rent	-10% $-169	-5% $-86	+0% $-4	+5% $78	+10% $161
Rate	-1.0pp $114	-0.5pp $56	base $-4	+0.5pp $-65	+1.0pp $-127

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Armstrong Dr Belton, TX	3.0	2.0	1551	$1,895	$1.22	44d	1	0.65mi
2601 Amber Forest Trl Belton, TX	4.0	2.0	1865	$2,050	$1.10	14d	1	0.78mi
200 Lake Rd Belton, TX	1.0–3.0	1.0–2.0	1115	$1,865	$1.67	14d	5	0.80mi
3107 Sweetwater Cv Unit 1 Belton, TX	2.0	2.5	1870	$2,700	$1.44	44d	1	0.88mi
3107 Sweetwater Cv Belton, TX	2.0	2.5	1870	$2,500	$1.34	14d	1	0.88mi
3225 Tortuga Ct Belton, TX	3.0	2.0	1861	$2,250	$1.21	24d	1	1.17mi
607 E 27th Ave Belton, TX	3.0	2.0	1656	$1,695	$1.02	14d	1	1.48mi

Listing history 20 events

1. 2026-06-03
   status $234,999 Pending 24 DOM
2. 2026-06-02
   days on market $234,999 Active Under Contract 24 DOM
3. 2026-06-01
   days on market $234,999 Active Under Contract 23 DOM
4. 2026-05-31
   days on market $234,999 Active Under Contract 22 DOM
5. 2026-05-30
   days on market $234,999 Active Under Contract 21 DOM
6. 2026-05-23
   historical Active Under Contract
7. 2026-05-09
   listed $234,999 Active
8. 2025-07-25
   historical $1,895
9. 2025-07-22
   price $1,895
10. 2025-06-26
    price $1,995
11. 2025-06-11
    listed $2,100
12. 2025-06-11
    historical $2,100
13. 2025-05-30
    listed $2,100
14. 2024-12-31
    soldstatus
15. 2024-12-26
    soldstatus
16. 2024-12-10
    status Pending
17. 2024-12-06
    historical
18. 2024-10-11
    price $195,000
19. 2024-09-28
    listed $210,000 Active
20. 1993-10-15
    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: $3,859 · $322/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$442/yr (+$37/mo · 11.4%)

ⓘ 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 67% 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: $25,030
• − Mortgage interest: −$13,164
• − Property taxes: −$3,859
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$6,836
• Taxable loss: −$4,008
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $914/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

+11.9% since first listed

15 events — show timeline

• 2026-05-23 Contingent — CTXMLS
• 2026-05-09 Listed $234,999 CTXMLS
• 2025-07-25 Rental Removed $1,895 CTXMLS
• 2025-07-22 Price Changed $1,895 CTXMLS
• 2025-06-26 Price Changed $1,995 CTXMLS
• 2025-06-11 Listed for Rent $2,100 CTXMLS
• 2025-06-11 Rental Removed $2,100 ACTRIS
• 2025-05-30 Listed for Rent $2,100 ACTRIS
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-12-26 Sold (Public Records) — Public Records
• 2024-12-10 Pending — CTXMLS
• 2024-12-06 Listing Removed — CTXMLS
• 2024-10-11 Price Changed $195,000 CTXMLS
• 2024-09-28 Listed $210,000 CTXMLS
• 1993-10-15 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,859 · +2.8% YoY. Source: county tax records.