612 Carrie Ave · Killeen, TX 76541

$140,000

2 bd · 1.0 ba · 1,763 sqft · SingleFamily public records · 42 Days on market

Built 1960 9,452 sqft lot $79/sqft · at area comps Est $142k · 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 +8.0/15.0
• Appreciation +6.1/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Listing remarks MLS

This well-maintained duplex offers two similar units, each featuring 2 bedrooms and 1 full bathroom, making it an excellent opportunity for investors or owner-occupants. Both sides provide comfortable living spaces with functional layouts, ideal for small families or tenants seeking convenience and affordability. At the back of the property, you’ll find additional storage space, perfect for tools, seasonal items, or extra belongings and where washer and dryer hookups are also located, adding everyday convenience for residents. Whether you’re looking to generate rental income or live in one unit while leasing the other, this duplex combines practicality, flexibility, and value in one appealing package.

Key facts

• 9,452 sq ft lot
• Built 1960
• Listed 42 days

Tags

• ADDITIONAL STORAGE SPACE
• WASHER AND DRYER HOOKUPS

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Slab foundation
• Construction: Composition shingle roof; Construction details: see remarks; Year built: per assessor
• Exterior features: Back yard fencing; City lot, less than quarter acre

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Multiple heating units; Two cooling units
• Interior features: Tile flooring; No additional interior features listed
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-28 ($-334/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.3% below list).
• Recommended offer: $120k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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 72% FRL vs 47% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.0%/yr); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 39% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($968 loan paydown + $3k appreciation (2.3% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.3% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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, 61% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,992 (14.3% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $141,720
• List price: $140,000
• Delta: -1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Carrie Ave	0.00mi	2/1.0	1,763 (0%)	1mo	$125,000	$71	100
1005 Redondo Dr	0.49mi	3/2.0 (+1)	1,743 (-1%)	3mo	$185,000	$106	64
2218 Terrace Dr	0.43mi	3/2.0 (+1)	1,772 (+0%)	8mo	$116,000	$65	64
512 S Gray St	0.53mi	3/2.0 (+1)	1,714 (-3%)	1mo	$80,000	$47	60

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

Projected returns pro-forma

2.26% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.16×
• Total profit: $6,202
• Equity at exit: $57,210

10-year hold

• IRR: 5.2%
• Equity multiple: 1.70×
• Total profit: $27,404
• Equity at exit: $83,940

Cash invested: $39,200 (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 76541

• Home prices YoY: 1.4%
• Rents YoY: -2.0%
• Active inventory: 126
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-28

Break-even live

Break-even rent $1,235

Max offer price $135,080

Occupancy floor 97%

Sensitivity live

Price	-10% $51	-5% $12	+0% $-28	+5% $-67	+10% $-107
Rent	-10% $-123	-5% $-75	+0% $-28	+5% $20	+10% $67
Rate	-1.0pp $43	-0.5pp $8	base $-28	+0.5pp $-64	+1.0pp $-101

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Sutton Dr Killeen, TX	1.0	1.0	1322	$752	$0.57	45d	1	0.04mi
506 Powell St Killeen, TX	3.0	1.0	1546	$1,400	$0.91	45d	1	0.10mi
801 S W S Young Dr Killeen, TX	3.0	1.0–2.0	1027	$1,760	$1.71	15d	12	0.32mi
2218 Terrace Dr Killeen, TX	3.0	2.0	1772	$1,750	$0.99	15d	1	0.46mi
1302 Redondo Dr Killeen, TX	3.0	1.0	1327	$1,200	$0.90	45d	1	0.46mi
1414 Alta Mira Dr Killeen, TX	3.0	1.0	1294	$1,099	$0.85	25d	1	0.47mi
2318 Terrace Dr Killeen, TX	3.0	2.0	1370	$1,299	$0.95	46d	1	0.58mi
1302 Metropolitan Dr Killeen, TX	3.0	1.5	1883	$1,550	$0.82	25d	1	0.61mi
1417 Jasper Garden Ct Killeen, TX	3.0	2.0	1477	$1,675	$1.13	45d	1	0.69mi
2701 Stetson Ave #2703 Killeen, TX	2.0	1.0	1536	$800	$0.52	45d	1	0.70mi
710 Stetson Ave Unit 712 Killeen, TX	2.0	1.0	1725	$800	$0.46	45d	1	0.71mi
808 Stetson Ave Unit 806 Killeen, TX	2.0	1.0	1650	$825	$0.50	45d	1	0.72mi
1404 E Vardeman Ave Killeen, TX	3.0	2.0	1884	$1,695	$0.90	15d	1	0.73mi
501 N 18th St Unit B Killeen, TX	3.0	1.5	1286	$1,250	$0.97	25d	1	0.75mi
508 Tower St Killeen, TX	3.0	3.0	1922	$1,695	$0.88	45d	1	0.77mi
1305 Arkansas Ave Killeen, TX	3.0	2.0	1276	$1,300	$1.02	25d	1	0.78mi
905 Parmer Ave Unit A Killeen, TX	3.0	1.0	1672	$750	$0.45	45d	1	0.80mi
2303 Dover Rd Killeen, TX	3.0	2.0	1398	$1,400	$1.00	25d	1	0.81mi
1513 Missouri Ave Killeen, TX	3.0	2.0	1266	$1,300	$1.03	45d	1	0.85mi
205 W Vardeman Ave Unit A Killeen, TX	3.0	1.0	1824	$925	$0.51	45d	1	0.85mi
1412 Van Zanten Ct Killeen, TX	3.0	2.0	2564	$1,100	$0.43	45d	1	0.90mi
1205 Florence Rd Killeen, TX	3.0	2.0	1989	$1,450	$0.73	25d	1	0.92mi
2312 Doris Dr Killeen, TX	3.0	2.0	1331	$1,350	$1.01	45d	1	0.94mi
907 San Antonio St Killeen, TX	3.0	1.5	1303	$1,195	$0.92	45d	1	0.95mi
2905 Taft St Killeen, TX	3.0	2.0	1242	$2,095	$1.69	45d	1	0.96mi
1409 Opal Rd Killeen, TX	3.0	2.0	1319	$1,400	$1.06	45d	1	1.03mi
605 Stringer St Unit A Killeen, TX	3.0	2.5	1334	$1,500	$1.12	45d	1	1.08mi
1419 Amber Rd Killeen, TX	3.0	2.0	1320	$1,345	$1.02	45d	1	1.10mi
512 Raymond St Killeen, TX	3.0	2.5	1336	$1,300	$0.97	45d	1	1.11mi
1300 Grandon Dr Killeen, TX	3.0	2.0	2092	$1,275	$0.61	25d	1	1.11mi
512 Raymond St Unit B Killeen, TX	3.0	2.5	1336	$1,300	$0.97	25d	1	1.12mi
3102 Zephyr Rd Killeen, TX	3.0	2.0	1277	$1,095	$0.86	45d	1	1.15mi
1206 Middleton St Killeen, TX	2.0	1.0	1750	$800	$0.46	45d	1	1.16mi
906 Jefferis Ave Killeen, TX	3.0	2.0	1317	$1,050	$0.80	15d	1	1.17mi
1004 Mary Jane Cir Killeen, TX	3.0	2.0	1628	$1,550	$0.95	25d	1	1.19mi
1200 N 8th St Apt A Killeen, TX	3.0	2.0	2420	$1,500	$0.62	46d	1	1.20mi
1217 N 8th St Unit C Killeen, TX	1.0	1.0	2226	$625	$0.28	45d	1	1.24mi
1702 Topaz Rd Killeen, TX	3.0	2.0	1489	$1,500	$1.01	25d	1	1.26mi
302 Washington St Killeen, TX	3.0	2.0	2075	$1,495	$0.72	45d	1	1.35mi
1111 N College St Unit B Killeen, TX	3.0	2.0	1235	$995	$0.81	15d	1	1.35mi

Listing history 11 events

1. 2026-06-03
   status $140,000 Pending 42 DOM

   Show marketing remark (722 chars)

   This well-maintained duplex offers two similar units, each featuring 2 bedrooms and 1 full bathroom, making it an excellent opportunity for investors or owner-occupants. Both sides provide comfortable living spaces with functional layouts, ideal for small families or tenants seeking convenience and affordability. At the back of the property, you’ll find additional storage space, perfect for tools, seasonal items, or extra belongings and where washer and dryer hookups are also located, adding everyday convenience for residents. Whether you’re looking to generate rental income or live in one unit while leasing the other, this duplex combines practicality, flexibility, and value in one appealing package.

2. 2026-06-02
   days on market $140,000 Active 42 DOM

   Show marketing remark (722 chars)

   This well-maintained duplex offers two similar units, each featuring 2 bedrooms and 1 full bathroom, making it an excellent opportunity for investors or owner-occupants. Both sides provide comfortable living spaces with functional layouts, ideal for small families or tenants seeking convenience and affordability. At the back of the property, you’ll find additional storage space, perfect for tools, seasonal items, or extra belongings and where washer and dryer hookups are also located, adding everyday convenience for residents. Whether you’re looking to generate rental income or live in one unit while leasing the other, this duplex combines practicality, flexibility, and value in one appealing package.

3. 2026-06-01
   days on market $140,000 Active 41 DOM
4. 2026-05-31
   days on market $140,000 Active 40 DOM
5. 2026-05-30
   days on market $140,000 Active 39 DOM
6. 2026-04-21
   listed $140,000 Active 722-char remark
7. 2026-03-31
   listed $140,000 Active 722-char remark

   Show marketing remark (722 chars)

   This well-maintained duplex offers two similar units, each featuring 2 bedrooms and 1 full bathroom, making it an excellent opportunity for investors or owner-occupants. Both sides provide comfortable living spaces with functional layouts, ideal for small families or tenants seeking convenience and affordability. At the back of the property, you’ll find additional storage space, perfect for tools, seasonal items, or extra belongings and where washer and dryer hookups are also located, adding everyday convenience for residents. Whether you’re looking to generate rental income or live in one unit while leasing the other, this duplex combines practicality, flexibility, and value in one appealing package.

8. 2012-06-30
   historical
9. 2011-12-30
   listed $75,000
10. 2007-05-02
    soldstatus
11. 1993-06-01
    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: $2,199 · $183/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$363/yr (+$30/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $14,399
• − Mortgage interest: −$7,842
• − Property taxes: −$2,199
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,073
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $318/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): 19,011
• Household income: $37,349
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 1668.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 32% White 31% Black 27% Two or more races 10% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, South Korea
• Languages at home: 69% English-only · Spanish 25% German/W. Germanic 2% Korean 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: ▲ 2.26%
• Current HPI: 168.1206
• Rent YoY: ▼ -2.00%
• 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

+66.7% since first listed

11 events — show timeline

• 2026-06-04 Sold (Public Records) — Public Records
• 2026-06-03 Sold (MLS) $125,000 CTXMLS
• 2026-06-03 Sold (MLS) $125,000 CTXMLS
• 2026-06-02 Pending — CTXMLS
• 2026-06-02 Pending — CTXMLS
• 2026-04-21 Listed $140,000 CTXMLS
• 2026-03-31 Listed $140,000 CTXMLS
• 2012-06-30 Listing Removed — CTXMLS
• 2011-12-30 Listed $75,000 CTXMLS
• 2007-05-02 Sold (Public Records) — Public Records
• 1993-06-01 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2026): $2,199 · -4.9% YoY. Source: county tax records.