402 S 29th St · Temple, TX 76504

$115,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 113 Days on market

Built 1952 7,000 sqft lot $114/sqft · 7% above area Est $108k · 7% over ↓ 4% since listing

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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 +15.6/30.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING HOME CLOSE TO DOWNTOWN TEMPLE. ADD THIS CUTE PROPERTY TO YOUR INVESTOR PORTFOLIO OR MAKE IT YOUR OWN HOME. UPGRADED FEATURES INCLUDE NEW WATER HEATER, NEW PLUMBING AND ELECTRICAL UPGRADE, HVAC IS 3 YEARS OLD. THIS HOME FEATURES 3 BEDS AND 1 BATH, AND SITS ON A LARGE CORNER LOT. IT IS CLOSE TO TEMPLE SCHOOLS, SHOPPING AND JUST 10 MINUTES AWAY FROM BAYLOR SCOTT & WHITE HOSPITAL. COME TAKE A LOOK TODAY! SQUARE FOOTAGE SHALL BE VERIFIED BY A BUYERS INDEPENDENT APPRAISAL.

Key facts

• Hvac is 3 years old
• New plumbing
• Large corner lot

Tags

• UPGRADED FEATURES
• NEW WATER HEATER
• NEW PLUMBING
• ELECTRICAL UPGRADE
• HVAC IS 3 YEARS OLD
• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $49 ($593/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools C-, commute C-, crime D+.
• Temple ISD (urban): math 32% / reading 31% proficiency, ranked #590 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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 113 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 2.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.04% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $107,588
• List price: $115,000
• Delta: 6.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 S 29th St	0.46mi	2/1.0	981 (-3%)	1mo	$60,000	$61	73
806 S 23rd St	0.37mi	2/1.0	973 (-4%)	8mo	$55,000	$57	70
202 S 25th St	0.20mi	2/1.0	904 (-10%)	8mo	$90,000	$100	67
1001 S 29th St	0.45mi	3/1.0 (+1)	1,080 (+7%)	4mo	$107,000	$99	59
920 S 33rd St	0.43mi	3/1.0 (+1)	1,104 (+10%)	1mo	$99,000	$90	58
14 N 41st St	0.53mi	3/2.0 (+1)	1,066 (+6%)	4mo	$140,000	$131	54
718 S 19th St	0.44mi	3/2.0 (+1)	1,000 (-1%)	20mo	$61,000	$61	53
1217 S 41st St	0.70mi	2/1.0	925 (-8%)	2mo	$80,000	$86	52
918 S 19th St	0.55mi	2/2.0	1,128 (+12%)	7mo	$89,000	$79	45
1009 S 45th St	0.67mi	2/1.0	940 (-7%)	18mo	$165,000	$176	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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-18,533
• Equity at exit: $17,147

10-year hold

• IRR: -15.1%
• Equity multiple: 0.26×
• Total profit: $-23,918
• Equity at exit: $9,943

Cash invested: $32,200 (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 76504

• Rents YoY: 0.3%
• Active inventory: 277
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$603
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $49

Break-even live

Break-even rent $1,131

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $82	+0% $49	+5% $17	+10% $-16
Rent	-10% $-45	-5% $2	+0% $49	+5% $97	+10% $144
Rate	-1.0pp $107	-0.5pp $79	base $49	+0.5pp $20	+1.0pp $-11

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 West Ave E Unit B Temple, TX	1.0	1.0	800	$995	$1.24	15d	1	0.08mi
1404 West Ave E Unit A Temple, TX	1.0	1.0	800	$895	$1.12	15d	1	0.08mi
420 S 27th St Temple, TX	2.0	2.0	1200	$1,395	$1.16	15d	1	0.09mi
1802 West Avenue H Unit D Temple, TX	2.0	1.0	700	$850	$1.21	45d	1	0.34mi
1802 West Avenue H Unit A Temple, TX	1.0	1.0	730	$700	$0.96	45d	1	0.34mi
806 S 23rd St Temple, TX	3.0	2.0	1000	$1,445	$1.45	15d	1	0.38mi
902 S 23rd St Temple, TX	3.0	1.0	1040	$1,200	$1.15	25d	1	0.43mi
1001 S 29th St Temple, TX	3.0	1.0	1080	$1,400	$1.30	25d	1	0.46mi
1107 S 33rd St Unit B Temple, TX	2.0	2.0	1009	$1,150	$1.14	15d	1	0.53mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	45d	1	0.55mi
1201 S 25th St Temple, TX	2.0	1.0	852	$1,265	$1.48	25d	1	0.59mi
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	25d	1	0.72mi
1305 S 21st St Temple, TX	2.0	1.0	900	$1,150	$1.28	45d	1	0.72mi
1321 S 39th St Temple, TX	2.0	2.0	1006	$1,200	$1.19	45d	1	0.77mi
1409 S 35th St Temple, TX	2.0	1.0	1000	$1,195	$1.20	45d	1	0.79mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	25d	1	0.87mi
720 Frank Weise Blvd Unit A Temple, TX	3.0	2.0	1400	$1,600	$1.14	15d	1	0.88mi
1606 S 37th St Temple, TX	2.0	1.0	1264	$1,400	$1.11	45d	1	0.91mi
1609 S 39th St Temple, TX	3.0	1.0	1207	$1,500	$1.24	45d	1	0.92mi
1508 S 43rd St Temple, TX	3.0	2.0	1164	$1,495	$1.28	45d	1	0.94mi
1519 S 43rd St Temple, TX	3.0	2.0	1400	$1,595	$1.14	15d	1	0.94mi
1401 S 47th St Temple, TX	3.0	1.0	1204	$1,395	$1.16	45d	1	0.94mi
2811 West Avenue H Unit H Temple, TX	2.0	1.0	800	$1,250	$1.56	15d	1	0.97mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	25d	1	0.99mi
2406 Saulsbury Dr Temple, TX	1.0–2.0	1.0–2.0	935	$950	$1.02	15d	2	1.00mi
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	15d	1	1.00mi
506A Keller Rd Temple, TX	3.0	2.0	1232	$1,010	$0.82	25d	1	1.03mi
2405A Patrick Henry St Temple, TX	2.0	2.0	1071	$1,101	$1.03	25d	1	1.04mi
3007 Antelope Trl Temple, TX	1.0–3.0	1.0–2.0	940	$1,230	$1.31	15d	18	1.05mi
1615 S 11th St Temple, TX	2.0	1.0	1076	$1,995	$1.85	15d	1	1.06mi
804 N 9th St Temple, TX	1.0	1.0	850	$1,025	$1.21	25d	1	1.07mi
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	25d	1	1.07mi
2401 Paul Revere St Temple, TX	3.0	2.0	1200	$1,295	$1.08	45d	1	1.08mi
1407 S 5th St Temple, TX	3.0	2.5	1300	$1,465	$1.13	15d	1	1.08mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	22d	1	1.09mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	45d	1	1.10mi
3000 W Adams Ave Temple, TX	1.0–2.0	1.0–2.0	850	$1,175	$1.38	15d	6	1.14mi
1809 S 13th St Temple, TX	3.0	1.5	1172	$1,350	$1.15	45d	1	1.14mi
405A Cheyenne Dr Temple, TX	3.0	2.0	1177	$1,225	$1.04	15d	1	1.15mi
2414 Bunker Hill Dr Unit B Temple, TX	2.0	1.5	1054	$1,195	$1.13	45d	1	1.17mi

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 113 DOM
2. 2026-06-17
   days on market $115,000 Active 112 DOM
3. 2026-06-16
   days on market $115,000 Active 111 DOM
4. 2026-06-15
   days on market $115,000 Active 110 DOM
5. 2026-06-14
   days on market $115,000 Active 108 DOM
6. 2026-06-10
   days on market $115,000 Active 105 DOM
7. 2026-06-09
   days on market $115,000 Active 104 DOM
8. 2026-06-08
   days on market $115,000 Active 103 DOM
9. 2026-06-07
   days on market $115,000 Active 102 DOM
10. 2026-06-03
    days on market $115,000 Active 98 DOM
11. 2026-06-02
    days on market $115,000 Active 97 DOM
12. 2026-06-01
    days on market $115,000 Active 96 DOM
13. 2026-05-31
    days on market $115,000 Active 95 DOM
14. 2026-05-30
    days on market $115,000 Active 94 DOM
15. 2026-04-06
    status Active 487-char remark

    Show marketing remark (487 chars)

    CHARMING HOME CLOSE TO DOWNTOWN TEMPLE. ADD THIS CUTE PROPERTY TO YOUR INVESTOR PORTFOLIO OR MAKE IT YOUR OWN HOME. UPGRADED FEATURES INCLUDE NEW WATER HEATER, NEW PLUMBING AND ELECTRICAL UPGRADE, HVAC IS 3 YEARS OLD. THIS HOME FEATURES 3 BEDS AND 1 BATH, AND SITS ON A LARGE CORNER LOT. IT IS CLOSE TO TEMPLE SCHOOLS, SHOPPING AND JUST 10 MINUTES AWAY FROM BAYLOR SCOTT & WHITE HOSPITAL. COME TAKE A LOOK TODAY! SQUARE FOOTAGE SHALL BE VERIFIED BY A BUYERS INDEPENDENT APPRAISAL.

16. 2026-03-20
    historical Active Under Contract 487-char remark

    Show marketing remark (487 chars)

    CHARMING HOME CLOSE TO DOWNTOWN TEMPLE. ADD THIS CUTE PROPERTY TO YOUR INVESTOR PORTFOLIO OR MAKE IT YOUR OWN HOME. UPGRADED FEATURES INCLUDE NEW WATER HEATER, NEW PLUMBING AND ELECTRICAL UPGRADE, HVAC IS 3 YEARS OLD. THIS HOME FEATURES 3 BEDS AND 1 BATH, AND SITS ON A LARGE CORNER LOT. IT IS CLOSE TO TEMPLE SCHOOLS, SHOPPING AND JUST 10 MINUTES AWAY FROM BAYLOR SCOTT & WHITE HOSPITAL. COME TAKE A LOOK TODAY! SQUARE FOOTAGE SHALL BE VERIFIED BY A BUYERS INDEPENDENT APPRAISAL.

17. 2026-03-17
    price $115,000 487-char remark

    Show marketing remark (487 chars)

    CHARMING HOME CLOSE TO DOWNTOWN TEMPLE. ADD THIS CUTE PROPERTY TO YOUR INVESTOR PORTFOLIO OR MAKE IT YOUR OWN HOME. UPGRADED FEATURES INCLUDE NEW WATER HEATER, NEW PLUMBING AND ELECTRICAL UPGRADE, HVAC IS 3 YEARS OLD. THIS HOME FEATURES 3 BEDS AND 1 BATH, AND SITS ON A LARGE CORNER LOT. IT IS CLOSE TO TEMPLE SCHOOLS, SHOPPING AND JUST 10 MINUTES AWAY FROM BAYLOR SCOTT & WHITE HOSPITAL. COME TAKE A LOOK TODAY! SQUARE FOOTAGE SHALL BE VERIFIED BY A BUYERS INDEPENDENT APPRAISAL.

18. 2026-02-18
    listed $120,000 Active 487-char remark

    Show marketing remark (487 chars)

    CHARMING HOME CLOSE TO DOWNTOWN TEMPLE. ADD THIS CUTE PROPERTY TO YOUR INVESTOR PORTFOLIO OR MAKE IT YOUR OWN HOME. UPGRADED FEATURES INCLUDE NEW WATER HEATER, NEW PLUMBING AND ELECTRICAL UPGRADE, HVAC IS 3 YEARS OLD. THIS HOME FEATURES 3 BEDS AND 1 BATH, AND SITS ON A LARGE CORNER LOT. IT IS CLOSE TO TEMPLE SCHOOLS, SHOPPING AND JUST 10 MINUTES AWAY FROM BAYLOR SCOTT & WHITE HOSPITAL. COME TAKE A LOOK TODAY! SQUARE FOOTAGE SHALL BE VERIFIED BY A BUYERS INDEPENDENT APPRAISAL.

19. 2021-05-19
    soldstatus
20. 2021-03-29
    soldstatus
21. 1998-12-30
    soldstatus
22. 1992-04-20
    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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 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: $14,328
• − Mortgage interest: −$6,442
• − Property taxes: −$2,914
• − Insurance: −$575
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,345
• Taxable loss: −$1,241
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $891/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: Temple ISD
• NCES district ID: 4842330
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $43,120
• Composite: 26.8/100
• National rank: #7123
• State rank: #590 of 826 in TX

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 · 345,090 people
• City population: 96,587
• Metro: Killeen-Temple, TX
• Population (ZIP): 26,166
• Household income: $52,803
• Rent vs Own: 68.6% rent · 31.4% own
• Severe rent burden: 1489.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 29% Black 15% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% 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: ▼ -159.28%
• Current HPI: 186.1148
• Rent YoY: ▲ 0.33%
• 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

-4.2% since first listed

8 events — show timeline

• 2026-04-06 Relisted — CTXMLS
• 2026-03-20 Contingent — CTXMLS
• 2026-03-17 Price Changed $115,000 CTXMLS
• 2026-02-18 Listed $120,000 CTXMLS
• 2021-05-19 Sold (Public Records) — Public Records
• 2021-03-29 Sold (Public Records) — Public Records
• 1998-12-30 Sold (Public Records) — Public Records
• 1992-04-20 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,914 · +1.5% YoY. Source: county tax records.