1108 Elyse Dr · Killeen, TX 76549

$60,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1977 7,954 sqft lot

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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
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AS IS * * Investor Special * * Priced deep below market value to account for all necessary renovations. 3/1 with great potential. Strictly Cash/Hard Money. Will need plumbing and flooring repairs. Now is a great time to come visit your next investment property!

Key facts

• 7,954 sq ft lot
• Built 1977
• Listed 5 days

Property features AI

Finance

• Other: City lot, less than quarter acre; Frontage on a city street; Fenced backyard with chain link and wood fencing

Exterior

• Utilities: Electricity available; Public water
• Home design: Single-story; Resale property; Assessor-provided year built
• Construction: Lap siding exterior; Composition/shingle roof
• Exterior features: Covered patio; Covered patio area/porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Living room listed as a primary room (property has a single room total)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air (one unit)
• Interior features: Breakfast bar; Breakfast area; Combined living/dining room; Tub with shower; Solid surface counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.8% 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: schools D+, amenities D, employment 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.
• Market conditions: Rents rising (+1.1%/yr); 429 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 2.05% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.22%
• DSCR: 2.34
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Elyse Dr	0.19mi	3/2.0	1,188 (+10%)	4mo	$140,000	$118	71
1506 Nina Dr	0.25mi	3/1.5	1,177 (+9%)	5mo	$170,000	$144	67
1405 Camilla Rd	0.71mi	3/2.0	1,125 (+4%)	4mo	$150,000	$133	57

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.90×
• Total profit: $15,061
• Equity at exit: $8,946

10-year hold

• IRR: 29.1%
• Equity multiple: 3.34×
• Total profit: $39,277
• Equity at exit: $5,188

Cash invested: $16,800 (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 76549

• Home prices YoY: -12.6%
• Rents YoY: 1.1%
• Active inventory: 429
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$315
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $423

Break-even live

Break-even rent $696

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $457	-5% $440	+0% $423	+5% $406	+10% $389
Rent	-10% $326	-5% $374	+0% $423	+5% $472	+10% $520
Rate	-1.0pp $453	-0.5pp $438	base $423	+0.5pp $408	+1.0pp $392

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Karen Dr Killeen, TX	3.0	2.0	1356	$1,097	$0.81	44d	1	0.06mi
1203 Karen Dr Killeen, TX	3.0	2.0	1356	$1,097	$0.81	14d	1	0.06mi
2902 Lawndale St Killeen, TX	3.0	2.0	1244	$1,395	$1.12	44d	1	0.20mi
2810 Lawndale St Killeen, TX	3.0	2.0	1300	$1,425	$1.10	14d	1	0.21mi
1108 Circle M Dr Unit A Killeen, TX	2.0	1.0	895	$800	$0.89	44d	1	0.23mi
1107 Circle M Dr Apt C Killeen, TX	2.0	1.0	795	$595	$0.75	24d	1	0.23mi
1107 Circle M Dr Unit B Killeen, TX	2.0	1.0	795	$625	$0.79	24d	1	0.23mi
1106 Circle M Dr Killeen, TX	2.0	1.0	895	$797	$0.89	24d	1	0.25mi
1106 Circle M Dr Unit C Killeen, TX	2.0	1.0	786	$797	$1.01	44d	1	0.25mi
1507 Nina Dr Killeen, TX	4.0	2.0	1346	$1,650	$1.23	44d	1	0.25mi
1510 Karen Dr Killeen, TX	3.0	2.0	1296	$952	$0.73	44d	1	0.25mi
1102 Circle M Dr Killeen, TX	2.0	1.0	895	$825	$0.92	44d	1	0.27mi
1102 Circle M Dr Unit C Killeen, TX	2.0	1.0	895	$825	$0.92	44d	1	0.27mi
1102 Circle M Dr Unit B Killeen, TX	2.0	1.0	895	$800	$0.89	44d	1	0.27mi
1101 Circle M Dr Apt D Killeen, TX	2.0	1.0	895	$750	$0.84	44d	1	0.27mi
1303 August Dr Killeen, TX	4.0	2.0	1460	$1,475	$1.01	24d	1	0.29mi
1008 Circle M Dr Unit D Killeen, TX	2.0	1.0	895	$825	$0.92	14d	1	0.30mi
3304 Kbs Ct Unit A Killeen, TX	3.0	2.0	1278	$1,200	$0.94	44d	1	0.30mi
1006 Circle M Dr Unit B Killeen, TX	2.0	1.5	895	$675	$0.75	24d	1	0.31mi
1415 Circletree Loop Killeen, TX	4.0	2.0	1440	$1,350	$0.94	44d	1	0.32mi
1003 Circle M Dr Apt B Killeen, TX	2.0	1.0	895	$725	$0.81	44d	1	0.32mi
1820 Gaynor Dr Killeen, TX	4.0	2.0	1288	$1,600	$1.24	44d	1	0.33mi
2311 Old FM 440 Rd Killeen, TX	3.0	2.0	1469	$1,550	$1.06	44d	1	0.34mi
909 Yi Dr Unit B Killeen, TX	3.0	2.0	1275	$1,150	$0.90	44d	1	0.35mi
1100 Clairidge Ave Killeen, TX	4.0	2.0	1451	$1,545	$1.06	24d	1	0.36mi
4003 Cambridge Dr Killeen, TX	3.0	2.0	1220	$1,195	$0.98	44d	1	0.39mi
3001 Baldwin Loop Killeen, TX	3.0	2.0	1280	$1,152	$0.90	24d	1	0.39mi
3003 Baldwin Loop Unit A Killeen, TX	3.0	2.0	1330	$1,175	$0.88	44d	1	0.40mi
4000 Cambridge Dr Apt D Killeen, TX	3.0	2.0	1178	$1,050	$0.89	14d	1	0.42mi
4200 Ivory Ln Unit B Killeen, TX	3.0	2.0	1295	$1,350	$1.04	44d	1	0.43mi
4102 Cambridge Dr Unit B Killeen, TX	3.0	2.0	1204	$1,275	$1.06	44d	1	0.43mi
3308 Bermuda Dr Killeen, TX	3.0	2.0	1500	$1,400	$0.93	24d	1	0.44mi
1804 Clarawood Dr Killeen, TX	3.0	2.0	1238	$1,300	$1.05	14d	1	0.45mi
1702 Clairidge Ave Killeen, TX	3.0	2.0	1395	$1,495	$1.07	24d	1	0.45mi
2809 Leroy Cir Unit D Killeen, TX	3.0	2.0	1300	$975	$0.75	24d	1	0.46mi
1103 Shanarae Cir Unit 1103-D Shanarae Cir, KI Killeen, TX	3.0	2.0	1124	$1,095	$0.97	24d	1	0.46mi
3405 Carpet Ln Killeen, TX	3.0	2.0	1341	$1,575	$1.17	44d	1	0.47mi
1101 Shanarae Cir Unit B Killeen, TX	2.0	1.5	885	$695	$0.79	44d	1	0.47mi
1208 Cavalry Ln Killeen, TX	3.0	2.0	1204	$1,295	$1.08	44d	1	0.47mi
1208 Cavalry Ln Unit B Killeen, TX	3.0	2.0	1204	$1,295	$1.08	24d	1	0.47mi

Listing history 5 events

1. 2026-06-15
   status $60,000 Pending 5 DOM
2. 2026-06-15
   days on market $60,000 Active 5 DOM
3. 2026-06-14
   days on market $60,000 Active 3 DOM
4. 2026-06-13
   remarks 267-char remark
5. 2026-06-13
   listed $60,000 Active 2 DOM

ⓘ 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: $2,526 · $211/mo
• Projected year-2 tax: $2,526 · $211/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $14,783
• − Mortgage interest: −$3,361
• − Property taxes: −$2,526
• − Insurance: −$300
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,745
• Taxable income: $4,485
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $4,000/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): 56,038
• Household income: $70,871
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1874.0

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 0.74)
• Race & ethnicity: Black 35% White 27% Hispanic / Latino 26% Two or more races 16% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 77% English-only · Spanish 17% Tagalog/Filipino 1% 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: ▼ -24.68%
• Current HPI: 171.2708
• Rent YoY: ▲ 1.14%
• 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

3 events — show timeline

• 2026-06-10 Listed $60,000 CTXMLS
• 2003-04-24 Sold (Public Records) — Public Records
• 1977-11-02 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2026): $2,526 · -4.8% YoY. Source: county tax records.