4607 George Cunningham Loop · Temple, TX 76502

$197,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 151 Days on market

Built 2026 Good condition $129/sqft · 13% below area Est $227k · 13% under

---

Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +13.2/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort.

Key facts

• Luxe owner's suite
• Open floorplan
• Enhanced privacy

Tags

• OPEN FLOORPLAN
• FULLY-EQUIPPED KITCHEN
• LUXE OWNER'S SUITE
• ENHANCED PRIVACY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 soft (-0.8%/yr); 1312 active listings in the ZIP; 4 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 151 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,239 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $226,787
• List price: $197,999
• Delta: -3.88%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4508 Briar Cliff Rd	0.46mi	3/2.0 (-1)	1,549 (+1%)	6mo	$210,000	$136	65
4105 Wren Rd	0.69mi	3/2.0 (-1)	1,541 (+0%)	7mo	$221,000	$143	55
4512 Briar Cliff Rd	0.44mi	3/2.0 (-1)	1,718 (+12%)	0mo	$2,365,000	$1,377	52
4417 Briarwood Dr	0.49mi	3/2.0 (-1)	1,362 (-11%)	10mo	$144,000	$106	43
4409 Briarwood Dr	0.51mi	4/2.0	1,317 (-14%)	11mo	$200,000	$152	41
3105 Pecan Valley Dr	0.67mi	3/2.0 (-1)	1,727 (+12%)	2mo	$289,000	$167	40

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-24,919
• Equity at exit: $29,522

10-year hold

• IRR: -9.3%
• Equity multiple: 0.51×
• Total profit: $-27,416
• Equity at exit: $17,119

Cash invested: $55,440 (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: 7 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $254,000 ($153/sqft)
• Median days on market: 54 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.6% 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$247 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $204

Break-even live

Break-even rent $1,732

Max offer price $197,999

Occupancy floor 85%

Sensitivity live

Price	-10% $340	-5% $272	+0% $204	+5% $135	+10% $67
Rent	-10% $46	-5% $125	+0% $204	+5% $282	+10% $361
Rate	-1.0pp $303	-0.5pp $254	base $204	+0.5pp $152	+1.0pp $100

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: $49,500
• Closing costs: $5,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2506 Blue Jay Dr Temple, TX	4.0	2.0	1549	$1,650	$1.07	93d	1	0.65mi
2608 Inca Dove Dr Temple, TX	4.0	2.0	1838	$2,250	$1.22	93d	1	1.37mi
7215 Upland Bend Dr Temple, TX	3.0	2.0	1646	$1,650	$1.00	72d	1	1.38mi
7410 Upland Bend Dr Temple, TX	5.0	2.5	2131	$1,995	$0.94	93d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $197,999 Active 151 DOM
2. 2026-08-07
   pricedays on market $197,999 Active 150 DOM
3. 2026-08-06
   days on market $217,999 Active 149 DOM
4. 2026-08-05
   days on market $217,999 Active 148 DOM
5. 2026-08-04
   days on market $217,999 Active 147 DOM
6. 2026-08-03
   days on market $217,999 Active 146 DOM
7. 2026-07-31
   days on market $217,999 Active 143 DOM
8. 2026-07-30
   days on market $217,999 Active 142 DOM
9. 2026-07-29
   days on market $217,999 Active 141 DOM
10. 2026-07-27
    pricedays on market $217,999 Active 139 DOM
11. 2026-07-25
    days on market $218,999 Active 137 DOM
12. 2026-07-24
    days on market $218,999 Active 136 DOM
13. 2026-07-23
    days on market $218,999 Active 135 DOM
14. 2026-07-22
    days on market $218,999 Active 134 DOM
15. 2026-07-21
    days on market $218,999 Active 133 DOM
16. 2026-07-18
    days on market $218,999 Active 130 DOM
17. 2026-07-16
    days on market $218,999 Active 128 DOM
18. 2026-07-16
    days on market $218,999 Active 127 DOM
19. 2026-07-14
    days on market $218,999 Active 126 DOM
20. 2026-07-13
    pricedays on market $218,999 Active 125 DOM
21. 2026-07-12
    days on market $219,999 Active 124 DOM
22. 2026-07-11
    days on market $219,999 Active 123 DOM
23. 2026-07-10
    days on market $219,999 Active 122 DOM
24. 2026-07-09
    days on market $219,999 Active 121 DOM
25. 2026-07-08
    days on market $219,999 Active 120 DOM
26. 2026-07-07
    days on market $219,999 Active 119 DOM
27. 2026-07-07
    price $219,999 Active 118 DOM
28. 2026-07-06
    days on market $220,999 Active 118 DOM
29. 2026-07-05
    days on market $220,999 Active 117 DOM
30. 2026-07-04
    days on market $220,999 Active 116 DOM
31. 2026-07-03
    days on market $220,999 Active 115 DOM
32. 2026-07-02
    days on market $220,999 Active 114 DOM
33. 2026-07-01
    days on market $220,999 Active 113 DOM
34. 2026-06-30
    days on market $220,999 Active 112 DOM
35. 2026-06-29
    days on market $220,999 Active 111 DOM
36. 2026-06-28
    days on market $220,999 Active 110 DOM
37. 2026-06-28
    days on market $220,999 Active 109 DOM
38. 2026-06-27
    days on market $220,999 Active 108 DOM
39. 2026-06-25
    days on market $220,999 Active 106 DOM
40. 2026-06-23
    days on market $220,999 Active 104 DOM
41. 2026-06-22
    days on market $220,999 Active 103 DOM
42. 2026-06-18
    days on market $220,999 Active 100 DOM
43. 2026-06-17
    days on market $220,999 Active 99 DOM
44. 2026-06-16
    days on market $220,999 Active 98 DOM
45. 2026-06-15
    days on market $220,999 Active 97 DOM
46. 2026-06-14
    days on market $220,999 Active 95 DOM
47. 2026-06-10
    days on market $220,999 Active 92 DOM
48. 2026-06-09
    days on market $220,999 Active 91 DOM
49. 2026-06-08
    days on market $220,999 Active 90 DOM
50. 2026-06-07
    days on market $220,999 Active 89 DOM

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

Taxation est. · year 1

• Rental income: $23,877
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,760
• Taxable loss: −$754
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,624/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $7,675–$23,025 screening

This two-story home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances upgrade — Modernizing the kitchen can attract more buyers and increase its value. ↑
• Resale Bathroom fixtures upgrade — Upgrading bathroom fixtures can enhance the home's appeal and value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and tenants, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Middle Bonham Middle F TX #646/1,662 Nat'l #6,005/14,009

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

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

---

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 0.59)
• 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%

---

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

---

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

1 event — show timeline

• 2026-03-10 Listed $221,990 Zillow