1202 Charisse St · Killeen, TX 76543

$95,000

2 bd · 2.0 ba · 841 sqft · SingleFamily public records · 23 Days on market

Built 1981 5,096 sqft lot $113/sqft · 17% below area Est $114k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

Key facts

• Garage
• Built 1981
• Listed 23 days

Property features AI

Exterior

• Parking: Attached garage; Garage faces front; Garage with door opener; 1 garage space
• Utilities: Water available (public); Sewer: public (not connected at lot); Water source: public (not connected at lot)
• Home design: Single-story; Resale property
• Construction: Brick veneer / masonry exterior; Composition shingle roof; Slab foundation; Year built per assessor
• Exterior features: Wood fencing; City lot; Less than quarter acre lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric cooktop/range; Range; Refrigerator; Some electric appliances
• Bedrooms: Bedrooms located on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: All bedrooms on main level; Ceiling fans; Vanities in bathrooms; Eat-in kitchen; Kitchen open to family room; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $8 ($97/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.9% in Killeen — 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 63/100 on livability (#853 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, employment D, crime D-.
• Killeen ISD (urban): math 31% / reading 38% proficiency, ranked #524 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ira Cross Jr El (math 45% / reading 32%, grade F, #1,680 of 4,322 statewide, top 40%, 623 students, 75% FRL); Manor Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 614 students, 75% FRL); Killeen H S (math 29% / reading 40%, grade F, #963 of 1,632 statewide, top 61%, 2,076 students, 69% FRL) — zoned schools average 73% FRL vs 47% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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.
• Current owner paid $39k; list at $95k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (median comp): $114,056
• List price: $95,000
• Delta: -16.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.34×
• Total profit: $-17,613
• Equity at exit: $14,165

10-year hold

• IRR: -21.9%
• Equity multiple: 0.05×
• Total profit: $-25,223
• Equity at exit: $8,214

Cash invested: $26,600 (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 76543

• Rents YoY: -1.5%
• Active inventory: 231
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $957 high
• Mortgage (P&I): −$498
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $8

Break-even live

Break-even rent $946

Max offer price $95,000

Occupancy floor 94%

Sensitivity live

Price	-10% $62	-5% $35	+0% $8	+5% $-19	+10% $-46
Rent	-10% $-68	-5% $-30	+0% $8	+5% $46	+10% $84
Rate	-1.0pp $56	-0.5pp $32	base $8	+0.5pp $-17	+1.0pp $-42

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 Charisse St Unit D Killeen, TX	2.0	1.0	920	$725	$0.79	45d	1	0.08mi
4308 Zephyr Rd Killeen, TX	2.0	1.0	701	$1,000	$1.43	45d	1	0.23mi
1310 Dugger Cir Unit A Killeen, TX	2.0	1.0	857	$800	$0.93	23d	1	0.33mi
1607 Dugger Cir Unit C Killeen, TX	2.0	1.5	930	$800	$0.86	45d	1	0.34mi
3406 Zephyr Rd Unit A Killeen, TX	2.0	1.5	1100	$660	$0.60	25d	1	0.34mi
3626 Cranford Ave Killeen, TX	3.0	1.0	1125	$950	$0.84	25d	1	0.41mi
401 S Twin Creek Dr Killeen, TX	1.0–2.0	1.0–2.0	768	$1,190	$1.55	15d	7	0.42mi
1505 Dugger Cir Unit B Killeen, TX	2.0	1.0	857	$795	$0.93	25d	1	0.42mi
1503 Grey Fox Trl Killeen, TX	2.0	2.0	969	$1,100	$1.14	45d	1	0.43mi
3802 Pilgram Dr Killeen, TX	3.0	1.5	1082	$1,275	$1.18	15d	1	0.47mi
3401 Turner Ave Unit C Killeen, TX	2.0	1.5	1078	$900	$0.83	45d	1	0.54mi
3101 Zephyr Rd Killeen, TX	3.0	1.0	1118	$1,100	$0.98	25d	1	0.57mi
3013 June St Killeen, TX	3.0	2.0	1000	$1,100	$1.10	15d	1	0.59mi
305 S 42nd St Unit A Killeen, TX	3.0	2.0	1100	$1,150	$1.05	15d	1	0.61mi
1901 Monte Carlo Ln Unit B Killeen, TX	2.0	1.5	992	$750	$0.76	45d	1	0.61mi
2905 June St Killeen, TX	2.0	1.0	728	$950	$1.30	45d	1	0.70mi
3200 Grider Cir Killeen, TX	1.0–2.0	1.0	644	$1,125	$1.75	45d	7	0.74mi
1302 Opal Rd Unit A Killeen, TX	2.0	1.5	1125	$750	$0.67	25d	1	0.76mi
2101 Tahoe Ct Unit A Killeen, TX	2.0	1.0	976	$875	$0.90	25d	1	0.76mi
2105 Tahoe Ct Unit A Killeen, TX	2.0	1.5	1086	$950	$0.87	45d	1	0.77mi
2105 Tahoe Ct Apt C Killeen, TX	3.0	2.0	1086	$1,050	$0.97	45d	1	0.77mi
3606 Malibu Ln Apt A Killeen, TX	2.0	1.5	900	$695	$0.77	15d	1	0.79mi
3606 Malibu Ln Apt D Killeen, TX	2.0	1.5	900	$695	$0.77	23d	1	0.79mi
101 S Twin Creek Dr Killeen, TX	1.0–2.0	1.0–2.0	776	$1,319	$1.70	23d	13	0.80mi
2825 Cedar Cir Killeen, TX	2.0	1.0	840	$1,000	$1.19	15d	1	0.86mi
2825 Cedar Cir Killeen, TX	2.0	1.0	840	$1,100	$1.31	45d	1	0.86mi
2701 Hillside Dr Killeen, TX	3.0	1.0	924	$995	$1.08	23d	1	0.89mi
2826 Cedar Cir Unit 3 Killeen, TX	1.0	1.0	565	$800	$1.42	45d	1	0.89mi
2826 Cedar Cir Unit 1 Killeen, TX	1.0	1.0	565	$800	$1.42	15d	1	0.89mi
914 Stetson Ave Killeen, TX	2.0	1.0	828	$850	$1.03	45d	1	0.91mi
910 Stetson Ave Unit (SR PnB) 910-912 Stetson Killeen, TX	3.0	1.0	1082	$900	$0.83	25d	1	0.91mi
504 Esther Cir Apt B Killeen, TX	2.0	1.0	783	$695	$0.89	25d	1	1.04mi
710 N 46th St Killeen, TX	1.0–2.0	1.0	760	$1,090	$1.43	45d	8	1.15mi
710 N 46th St Unit 0505 Killeen, TX	2.0	1.0	860	$929	$1.08	25d	1	1.15mi
710 N 46th St Unit 0403 Killeen, TX	1.0	1.0	660	$839	$1.27	25d	1	1.15mi
710 N 46th St Unit 0705 Killeen, TX	2.0	1.0	860	$829	$0.96	25d	1	1.15mi
3107 Atkinson Ave Killeen, TX	1.0–2.0	1.0–2.0	756	$700	$0.93	45d	1	1.15mi
710 N 46th St Unit 1109 Killeen, TX	1.0	1.0	660	$1,090	$1.65	25d	1	1.16mi
3109 Atkinson Ave Apt 219 Killeen, TX	2.0	2.0	1008	$575	$0.57	45d	1	1.17mi
2710 Cunningham Rd Killeen, TX	1.0–2.0	1.0–2.0	812	$1,542	$1.90	15d	10	1.22mi

Listing history 22 events

1. 2026-05-17
   status Pending 347-char remark
2. 2026-04-20
   listed $95,000 Active 347-char remark
3. 2021-08-20
   soldstatus Closed 277-char remark

   Show marketing remark (277 chars)

   Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

4. 2021-08-20
   soldstatus

   Show marketing remark (277 chars)

   Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

5. 2021-07-17
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

6. 2021-07-17
   status Pending

   Show marketing remark (277 chars)

   Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

7. 2021-06-28
   listed $94,900 Active
8. 2021-06-27
   listed $94,900 Active 277-char remark

   Show marketing remark (277 chars)

   Single story townhome great for owner occupant or to use an a rental property. This townhome features a fireplace in the main living space, a private yard and patio, and a single car garage with a garage door opener. Current tenants are on a month to month lease at $725/month.

9. 2013-11-15
   soldstatus $39,400
10. 2013-05-24
    listed $42,000
11. 2013-01-24
    historical
12. 2012-09-27
    listed $42,500
13. 2008-12-31
    historical
14. 2008-05-05
    listed $56,000
15. 2008-03-03
    historical
16. 2007-12-07
    listed $48,200
17. 2005-11-01
    soldstatus $38,500
18. 2005-11-01
    soldstatus
19. 2005-08-26
    listed $40,000
20. 2000-11-02
    soldstatus
21. 1998-01-14
    soldstatus
22. 1997-04-01
    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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $11,480
• − Mortgage interest: −$5,321
• − Property taxes: −$2,519
• − Insurance: −$475
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,764
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $442/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: Killeen ISD
• NCES district ID: 4825660
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $47,665
• Composite: 29.69/100
• National rank: #6458
• State rank: #524 of 826 in TX

Livability — Killeen

• Score: 63/100
• State rank: #853
• US rank: #15359

Category grades

Amenities D Commute F Cost of living A+ Crime D- Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Killeen, TX
• County: Bell County · 345,090 people
• City population: 163,398
• Metro: Killeen-Temple, TX
• Population (ZIP): 34,457
• Household income: $48,564
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 2423.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 36% Hispanic / Latino 29% White 26% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 9% Dominican 1%
• Common ancestry: Italian 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% German/W. Germanic 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: ▼ -178.13%
• Current HPI: 184.405
• Rent YoY: ▼ -1.49%
• 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

+137.5% since first listed

22 events — show timeline

• 2026-05-17 Pending — CTXMLS
• 2026-04-20 Listed $95,000 CTXMLS
• 2021-08-20 Sold (Public Records) — Public Records
• 2021-08-20 Sold (MLS) — Unlock MLS
• 2021-07-17 Pending — Unlock MLS
• 2021-07-17 Pending — CTXMLS
• 2021-06-28 Listed $94,900 CTXMLS
• 2021-06-27 Listed $94,900 Unlock MLS
• 2013-11-15 Sold (MLS) $39,400 CTXMLS
• 2013-05-24 Listed $42,000 CTXMLS
• 2013-01-24 Listing Removed — CTXMLS
• 2012-09-27 Listed $42,500 CTXMLS
• 2008-12-31 Listing Removed — CTXMLS
• 2008-05-05 Listed $56,000 CTXMLS
• 2008-03-03 Listing Removed — CTXMLS
• 2007-12-07 Listed $48,200 CTXMLS
• 2005-11-01 Sold (Public Records) — Public Records
• 2005-11-01 Sold (MLS) $38,500 CTXMLS
• 2005-08-26 Listed $40,000 CTXMLS
• 2000-11-02 Sold (Public Records) — Public Records
• 1998-01-14 Sold (Public Records) — Public Records
• 1997-04-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2026): $2,519 · +8.6% YoY. Source: county tax records.