1913 Jadd St · Belton, TX 76513

$242,415

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 4 Days on market

Built 2026 Est $246k · at est.

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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 +12.2/30.0
• ARV discount +8.1/15.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the stunning Franklin floorplan at Hidden Trails in Belton, Texas. Featuring 5 bedrooms, 2.5 bathrooms, and approximately 1,892 sq. ft. of meticulously crafted living space, this home is perfect for you. On the first floor, you'll find a spacious, open concept living area ideal for entertaining guests or enjoying family time. The beautifully designed kitchen is the heart of the home, showcasing a large island, sleek stainless-steel appliances, and generous counter space-perfect for cooking, serving, and gathering. A conveniently located half bath sits near the stairs for added ease. Upstairs, all five bedrooms are thoughtfully arranged alongside the laundry room for easy access. T

Key facts

• Designed kitchen
• Large island
• Franklin floorplan

Tags

• FRANKLIN FLOORPLAN
• OPEN CONCEPT LIVING AREA
• DESIGNED KITCHEN
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES
• GENEROUS COUNTER SPACE

Property features AI

Finance

• Financial info: List price $250,215

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Franklin floor plan
• Exterior features: Living area approximately 1892

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec home (Franklin plan); Active listing

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-48 ($-574/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (15.0% below list).
• Recommended offer: $206k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Miller Heights El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 317 students, 82% FRL); Lake Belton Middle (math 47% / reading 52%, grade C, #356 of 1,662 statewide, top 23%, 826 students, 30% FRL); Belton H S (math 39% / reading 46%, grade F, #721 of 1,632 statewide, top 45%, 1,941 students, 46% FRL).
• Market conditions: Rents rising (+1.3%/yr); 750 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $206,001 (15.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $245,960
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 E Ave S	0.24mi	4/2.0 (-1)	1,917 (+1%)	6mo	$249,900	$130	74
2309 Miller St	0.29mi	4/2.0 (-1)	1,922 (+2%)	3mo	$249,900	$130	74
1933 Jadd St	0.04mi	4/2.0 (-1)	1,675 (-12%)	1mo	$248,886	$149	71
1619 Tremont St	0.22mi	4/2.0 (-1)	1,625 (-14%)	2mo	$65,000	$40	58
350 Arnold Dr	0.47mi	4/4.0 (-1)	2,114 (+12%)	7mo	$359,999	$170	42

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-45,784
• Equity at exit: $36,145

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-57,485
• Equity at exit: $20,960

Cash invested: $67,876 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,271
• Tax est. 1.5%: −$303 /mo · $3,636/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-48

Break-even live

Break-even rent $2,121

Max offer price $235,488

Occupancy floor 97%

Sensitivity live

Price	-10% $120	-5% $36	+0% $-48	+5% $-132	+10% $-215
Rent	-10% $-211	-5% $-129	+0% $-48	+5% $34	+10% $115
Rate	-1.0pp $74	-0.5pp $14	base $-48	+0.5pp $-111	+1.0pp $-175

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: $60,604
• Closing costs: $7,272
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Liberty Hill Dr Belton, TX	4.0	2.0	1627	$1,700	$1.04	45d	1	0.27mi
1920 Royal Loop Belton, TX	4.0	2.5	1683	$1,850	$1.10	45d	1	0.29mi
1920 Royal Loop Belton, TX	4.0	2.5	1489	$1,850	$1.24	25d	1	0.29mi
1830 Royal Loop Belton, TX	4.0	3.0	1683	$1,750	$1.04	45d	1	0.34mi
1826 Royal Loop Belton, TX	4.0	2.5	1683	$1,750	$1.04	45d	1	0.34mi
1003 Allie Way Belton, TX	4.0	2.5	1698	$1,750	$1.03	45d	1	0.34mi
1814 Royal Loop Belton, TX	4.0	2.5	1698	$1,750	$1.03	45d	1	0.35mi
1308 Long Creek Ln Belton, TX	5.0	2.5	2412	$2,795	$1.16	25d	1	1.29mi
1719 Fossil Trl Belton, TX	4.0	2.0	1982	$2,095	$1.06	15d	1	1.37mi

Listing history 3 events

1. 2026-06-21
   pricedays on market $242,415 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $250,215 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $24,720
• − Mortgage interest: −$13,579
• − Property taxes: −$3,636
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$7,052
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $557/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