4827 George Cunningham Loop · Temple, TX 76502

$194,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 131 Days on market

Built 2026 Excellent condition 6,708 sqft lot $143/sqft · at area comps Est $204k · at est. $30/mo HOA · 2% of rent

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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 +9.5/15.0
• Cash flow +8.1/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.3/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• En suite bathroom
• Open floorplan
• Walk in closet

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• EN SUITE BATHROOM
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $195k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.1% below list).
• Recommended offer: $150k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Temple — 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 75/100 on livability (#122 in TX, #3,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, crime D+, employment D+.
• 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: Tarver El (math 40% / reading 46%, grade F, #1,283 of 4,322 statewide, top 30%, 798 students, 33% 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 soft (-0.8%/yr); 1312 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 131 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,049 (23.1% 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 131 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $203,945
• List price: $194,999
• Delta: -4.39%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4719 George Cunningham Loop	0.01mi	3/2.5	1,360 (0%)	4mo	$192,990	$142	96
4731 George Cunningham Loop	0.01mi	3/2.5	1,189 (-13%)	4mo	$183,990	$155	75
4010 Valley View Dr	0.30mi	3/2.0	1,498 (+10%)	6mo	$203,900	$136	62
4715 George Cunningham Loop	0.20mi	4/2.5 (+1)	1,535 (+13%)	4mo	$203,990	$133	61
3910 Hickory Rd	0.65mi	3/2.0	1,521 (+12%)	6mo	$193,500	$127	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.12×
• Total profit: $-48,196
• Equity at exit: $29,075

10-year hold

• IRR: -40.1%
• Equity multiple: -0.37×
• Total profit: $-74,559
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $209,999 ($154/sqft)
• Median days on market: 173 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76502

• Rents YoY: -0.8%
• Active inventory: 1312
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$30
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-192

Break-even live

Break-even rent $1,744

Max offer price $167,186

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-125	+0% $-192	+5% $-260	+10% $-327
Rent	-10% $-311	-5% $-251	+0% $-192	+5% $-133	+10% $-74
Rate	-1.0pp $-94	-0.5pp $-143	base $-192	+0.5pp $-243	+1.0pp $-294

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Robinhood Dr Temple, TX	1.0–2.0	1.0–1.5	890	$1,250	$1.40	72d	11	0.48mi
3701 Robinhood Dr Temple, TX	1.0–2.0	1.0–1.5	890	$1,250	$1.40	63d	6	0.48mi
3912 Shallow Ford Rd Temple, TX	2.0	2.5	1769	$1,595	$0.90	93d	1	0.48mi
3705A Ivanhoe Dr Temple, TX	2.0	1.5	1054	$1,010	$0.96	72d	1	0.56mi
3606 Ivanhoe Dr Temple, TX	2.0	1.0	1092	$1,199	$1.10	72d	4	0.62mi
3301 East Dr Temple, TX	3.0	2.0	1457	$3,900	$2.68	93d	1	1.23mi
4713 Stagecoach Trl Temple, TX	3.0	2.0	1808	$1,650	$0.91	93d	1	1.30mi
2506 Blue Jay Dr Temple, TX	4.0	2.0	1549	$1,650	$1.07	93d	1	1.32mi
2810 Daniel Boone Trl Temple, TX	4.0	2.0	1228	$1,372	$1.12	93d	1	1.33mi
2909 Oakdale Dr Temple, TX	3.0	2.0	1732	$1,600	$0.92	93d	1	1.35mi
2709 San Jacinto Rd Temple, TX	3.0	2.0	1221	$1,550	$1.27	72d	1	1.36mi
2705 San Jacinto Rd Temple, TX	3.0	2.0	1313	$1,495	$1.14	93d	1	1.37mi

Listing history 22 events

1. 2026-08-08
   days on market $194,999 Active 131 DOM
2. 2026-08-07
   days on market $194,999 Active 130 DOM
3. 2026-08-06
   days on market $194,999 Active 129 DOM
4. 2026-08-05
   days on market $194,999 Active 128 DOM
5. 2026-08-04
   days on market $194,999 Active 127 DOM
6. 2026-08-03
   days on market $194,999 Active 126 DOM
7. 2026-07-31
   days on market $194,999 Active 123 DOM
8. 2026-07-29
   pricedays on market $194,999 Active 121 DOM
9. 2026-07-27
   days on market $215,999 Active 119 DOM
10. 2026-07-25
    pricestatusdays on market $215,999 Active 117 DOM
11. 2026-06-13
    status $193,999 Pending 116 DOM
12. 2026-06-09
    days on market $193,999 Active 116 DOM
13. 2026-06-08
    days on market $193,999 Active 115 DOM
14. 2026-06-07
    days on market $193,999 Active 114 DOM
15. 2026-06-05
    days on market $193,999 Active 111 DOM
16. 2026-06-03
    days on market $193,999 Active 110 DOM
17. 2026-06-02
    days on market $193,999 Active 109 DOM
18. 2026-06-01
    days on market $193,999 Active 108 DOM
19. 2026-05-31
    days on market $193,999 Active 107 DOM
20. 2026-05-30
    pricedays on market $193,999 Active 106 DOM
21. 2026-05-05
    price $215,990 527-char remark

    Show marketing remark (527 chars)

    The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

22. 2026-02-13
    listed $216,990 Active 527-char remark

    Show marketing remark (527 chars)

    The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,006
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$360
• − Depreciation: −$5,673
• Taxable loss: −$5,731
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $-931/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious open floorplan and is move-in ready.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can attract buyers and renters, increasing both value types. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Tarver El F TX #1,283/4,322 Nat'l #17,525/41,679 Middle Belton Middle F TX #805/1,662 Nat'l #7,206/14,009 High Belton H S F TX #721/1,632 Nat'l #7,501/17,239

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

B Composite livability gradescore 75/100

Livability — Temple

• Score: 75/100
• State rank: #122
• US rank: #3814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple, TX
• County: Bell County · 371,114 people
• City population: 96,587
• Metro: Killeen-Temple, TX
• Population (ZIP): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 1% Korean 1%

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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: ▼ -216.80%
• Current HPI: 166.927
• Rent YoY: ▼ -0.79%
• Metro: Killeen-Temple, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-0.5% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $215,990 Unlock MLS
• 2026-02-13 Listed $216,990 Unlock MLS