1008 W Avenue D Ave · Belton, TX 76513

$199,000

2 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 15 Days on market

Built 1959 0.26 ac lot Est $232k · 14% under

---

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 +14.0/15.0
• Cash flow +7.2/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 1960's ranch-style home featuring 3 bedrooms, 2 full baths, and a room used for flexible space. Conveniently located near downtown Belton and all three schools, this home is a fantastic opportunity for a first-time buyer or investor to make it their own. Recent updates include a replaced A/C in 2024, a tankless water heater installed in 2024, and fresh paint completed outside in Spring 2026. Situated on a spacious . 26-acre lot, the property offers a large shop in the backyard, a comfortable 2-car carport, and a stunning oversized shade tree—perfect for a swing and relaxing backyard afternoons. Adding to the home’s charm, the vintage tile in the bathrooms brings a wonde

Key facts

• 2-car carport
• Replaced a/c
• Oversized shade tree

Tags

• REPLACED A/C
• TANKLESS WATER HEATER
• FRESH PAINT
• LARGE SHOP
• 2-CAR CARPORT
• OVERSIZED SHADE TREE

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport (2 spaces); Detached carport; Single garage door; Garage with opener; Oversized garage
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-story; Resale property
• Construction: Brick/masonry construction; Composition/shingle roof; Slab foundation; Year built (per assessor)
• Exterior features: Private yard; Outbuilding; Back yard chain-link fence (full)

Interior

• Kitchen: Electric cooktop
• Flooring: Parquet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Separate shower; Tub with shower; Breakfast bar; Breakfast area; Eat-in kitchen; Kitchen/dining combo; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater; Tankless water heater; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.8% below list).
• Recommended offer: $144k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in Belton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $143,766 (27.8% 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 1959 — 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: 0.72% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $232,484
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Surghnor St	0.42mi	3/2.0 (+1)	1,482 (+3%)	2mo	$130,000	$88	70
1210 W Avenue D	0.14mi	3/2.0 (+1)	1,296 (-10%)	8mo	$165,000	$127	65
601 Marshall Dr	0.19mi	3/2.0 (+1)	1,653 (+14%)	2mo	$290,000	$175	61
1218 Dowdy Dr	0.70mi	3/2.0 (+1)	1,390 (-4%)	4mo	$244,900	$176	53
1226 Dowdy Dr	0.72mi	3/2.0 (+1)	1,550 (+7%)	7mo	$249,900	$161	43

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: -28.4%
• Equity multiple: 0.06×
• Total profit: $-52,191
• Equity at exit: $29,672

10-year hold

• IRR: -36.1%
• Equity multiple: -0.39×
• Total profit: $-77,519
• Equity at exit: $17,206

Cash invested: $55,720 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-276

Break-even live

Break-even rent $1,787

Max offer price $150,305

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-219	+0% $-276	+5% $-332	+10% $-388
Rent	-10% $-389	-5% $-332	+0% $-276	+5% $-219	+10% $-162
Rate	-1.0pp $-175	-0.5pp $-225	base $-276	+0.5pp $-327	+1.0pp $-380

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Kegley St Belton, TX	2.0	2.0	1350	$1,500	$1.11	24d	1	0.25mi
907 Margaret Ann St Belton, TX	3.0	2.0	1532	$1,645	$1.07	24d	1	0.34mi
1124 W Avenue O Belton, TX	1.0–2.0	1.0–2.0	853	$1,375	$1.61	15d	14	0.66mi
1044 Hibiscus Dr Belton, TX	2.0	2.0	1210	$1,450	$1.20	45d	1	0.73mi
1003 Laurel Dr Belton, TX	1.0	1.0	904	$1,295	$1.43	24d	1	0.77mi
1057 Hibiscus Dr Belton, TX	2.0	2.0	1210	$1,450	$1.20	45d	1	0.77mi
1075 Hibiscus Dr Belton, TX	2.0	2.0	1210	$1,450	$1.20	45d	1	0.77mi
1221 Jasmine Dr Belton, TX	1.0–2.0	1.0–2.0	1057	$1,450	$1.37	15d	4	0.78mi
1011 Laurel Dr Belton, TX	1.0	1.0	904	$1,295	$1.43	45d	1	0.80mi
1538 Kal Ct Belton, TX	3.0	2.0	1338	$1,345	$1.01	45d	1	0.80mi
1560 Kal Ct Belton, TX	3.0	2.0	1338	$1,345	$1.01	22d	1	0.83mi
1539 Chance Ct Belton, TX	3.0	2.0	1207	$1,345	$1.11	45d	1	0.83mi
1572 Brady Way Belton, TX	3.0	2.0	1203	$1,295	$1.08	22d	1	0.87mi
1013 Laila Ln Belton, TX	3.0	2.0	1338	$1,240	$0.93	24d	1	0.88mi
945 Laila Ln Belton, TX	3.0	2.0	1338	$1,345	$1.01	45d	1	0.89mi
829 Laila Ln Belton, TX	3.0	2.0	1338	$1,345	$1.01	24d	1	0.90mi
234 W 7th Ave Belton, TX	2.0	1.0	986	$855	$0.87	24d	1	0.91mi
725 Laila Ln Belton, TX	3.0	2.0	1207	$1,345	$1.11	15d	1	0.91mi
614 Laila Ln Belton, TX	3.0	3.0	1510	$1,575	$1.04	45d	1	0.92mi
1032 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	24d	1	0.92mi
1044 Edwards Dr Belton, TX	3.0	2.0	1293	$1,290	$1.00	24d	1	0.95mi
1032 Edwards Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	24d	1	0.96mi
912 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	0.97mi
912 Mason Dr Belton, TX	3.0	2.0	1293	$1,395	$1.08	15d	1	0.97mi
1851 Connell St Belton, TX	3.0	2.0	1344	$1,550	$1.15	45d	1	0.98mi
1903 Connell St Belton, TX	3.0	2.0	1293	$1,342	$1.04	15d	10	1.00mi
1004 Kerr Ct Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	1.02mi
1012 Kerr Ct Belton, TX	3.0	2.0	1293	$1,395	$1.08	45d	1	1.04mi
1013 Kerr Ct Belton, TX	3.0	2.0	1293	$1,290	$1.00	24d	1	1.05mi
415 E 4th Ave Belton, TX	2.0	1.0	1148	$1,200	$1.05	45d	1	1.08mi
901 Carla Kay Dr Unit B Belton, TX	3.0	2.5	1459	$1,360	$0.93	45d	1	1.15mi
902 N Wall St Belton, TX	3.0	2.0	1572	$1,800	$1.15	15d	1	1.24mi
1027 N Wall St Belton, TX	2.0	1.5	1000	$1,025	$1.02	45d	1	1.32mi
1031 N Wall St Belton, TX	3.0	1.5	1300	$1,060	$0.82	24d	1	1.33mi
1124 N Penelope St Belton, TX	3.0	2.5	1390	$1,650	$1.19	45d	1	1.33mi
301 W 14th Ave Belton, TX	2.0	1.0	1229	$1,250	$1.02	45d	1	1.36mi
211 W 14th Ave Belton, TX	3.0	2.0	1285	$1,495	$1.16	15d	1	1.37mi
1107 N Wall St Belton, TX	3.0	2.0	1470	$1,650	$1.12	15d	1	1.40mi
1319 N Penelope St Belton, TX	3.0	2.0	1494	$1,795	$1.20	45d	1	1.49mi

Listing history 18 events

1. 2026-06-15
   status $199,000 Pending 15 DOM
2. 2026-06-15
   days on market $199,000 Active Under Contract 15 DOM
3. 2026-06-14
   days on market $199,000 Active Under Contract 13 DOM
4. 2026-06-13
   statusdays on market $199,000 Active Under Contract 12 DOM
5. 2026-06-10
   days on market $199,000 Active 10 DOM
6. 2026-06-09
   days on market $199,000 Active 9 DOM
7. 2026-06-08
   days on market $199,000 Active 8 DOM
8. 2026-06-07
   days on market $199,000 Active 7 DOM
9. 2026-06-05
   days on market $199,000 Active 4 DOM
10. 2026-06-03
    days on market $199,000 Active 3 DOM
11. 2026-06-02
    days on market $199,000 Active 2 DOM
12. 2026-06-01
    days on marketlisting id $199,000 Active 1 DOM
13. 2026-05-31
    days on market $199,000 Active 10 DOM
14. 2026-05-30
    days on market $199,000 Active 9 DOM
15. 2026-05-21
    listed $199,000 Active
16. 2001-08-17
    soldstatus
17. 1997-03-25
    soldstatus
18. 1994-07-29
    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: $3,419 · $285/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$223/yr (+$19/mo · 6.5%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,252
• − Mortgage interest: −$11,147
• − Property taxes: −$3,419
• − Insurance: −$995
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$5,789
• Taxable loss: −$6,858
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $-1,662/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

4 events — show timeline

• 2026-05-21 Listed $199,000 CTXMLS
• 2001-08-17 Sold (Public Records) — Public Records
• 1997-03-25 Sold (Public Records) — Public Records
• 1994-07-29 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,419 · +9.4% YoY. Source: county tax records.