2024 S 15th St · Temple, TX 76504

$179,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 17 Days on market

Built 1981 7,148 sqft lot $112/sqft · at area comps Est $178k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Restrictions: Unknown

Key facts

• Close to schools
• Two separate units
• Close to shopping

Tags

• INVESTMENT OPPORTUNITY
• TWO SEPARATE UNITS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Attached carport; 2 covered carport spaces
• Utilities: Public water; Public sewer; Public trash collection
• Home design: Single-story building; Resale property
• Construction: Brick veneer / masonry construction; Composition shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Chain link backyard fencing; City lot, less than quarter acre; City street frontage

Interior

• Kitchen: Dishwasher; Electric range / range; Range hood
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Two units with 1 bathroom each
• Heating & cooling: Central heating (electric, multiple units); Central air conditioning (electric, two units)
• Interior features: Ceiling fans
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• At $2,495/mo this rent would consume 57% of the median local household income ($53k/yr) (locally 1489% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask is 17890% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 76% 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 $176,315 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $178,135
• List price: $179,000
• Delta: 0.49%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $8,926
• Equity at exit: $26,689

10-year hold

• IRR: 11.5%
• Equity multiple: 1.79×
• Total profit: $39,793
• Equity at exit: $15,477

Cash invested: $50,120 (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: 276
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$939
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $697

Break-even live

Break-even rent $1,613

Max offer price $179,000

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,494
Total (2 units)			$2,495

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 S 13th St Temple, TX	3.0	2.0	1429	$1,525	$1.07	23d	1	0.05mi
2007 S 9th St Temple, TX	3.0	2.0	1484	$1,398	$0.94	13d	1	0.17mi
1809 S 13th St Temple, TX	3.0	1.5	1172	$1,350	$1.15	43d	1	0.22mi
2110 S 5th St Unit B Temple, TX	3.0	2.0	1194	$1,195	$1.00	43d	1	0.25mi
1806 S 19th St Temple, TX	3.0	2.0	1640	$1,300	$0.79	23d	1	0.28mi
1317 S 15th St Temple, TX	3.0	1.0	1751	$1,495	$0.85	23d	1	0.52mi
1407 S 5th St Temple, TX	3.0	2.5	1300	$1,465	$1.13	13d	1	0.56mi
1115 S 11th St Temple, TX	5.0	3.0	1900	$1,595	$0.84	23d	1	0.68mi
2012 S 31st St Temple, TX	3.0	2.0	1273	$1,919	$1.51	43d	1	0.73mi
2510 S 31st St Temple, TX	1.0–3.0	1.0–2.0	987	$1,640	$1.66	13d	26	0.74mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	23d	1	0.78mi
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	43d	1	0.82mi
2102 Scott Blvd Temple, TX	1.0–3.0	1.0–2.0	924	$2,165	$2.34	13d	22	0.83mi
2513 Rollett Dr Temple, TX	3.0	2.0	1275	$1,800	$1.41	23d	1	0.85mi
623 Azalea Dr Temple, TX	1.0–3.0	1.0–2.0	1114	$1,899	$1.70	13d	13	0.90mi
1001 S 29th St Temple, TX	3.0	1.0	1080	$1,400	$1.30	23d	1	0.90mi
1609 S 39th St Temple, TX	3.0	1.0	1207	$1,500	$1.24	43d	1	0.90mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	0.92mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	0.94mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.94mi
3506 S 5th St Temple, TX	1.0–3.0	1.0–2.0	1054	$1,885	$1.79	13d	23	1.00mi
1519 S 43rd St Temple, TX	3.0	2.0	1400	$1,595	$1.14	13d	1	1.05mi
1817 S 45th St Temple, TX	3.0	2.0	1288	$1,495	$1.16	23d	1	1.05mi
2307 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	13d	1	1.06mi
2311 Duntov Dr Unit a Temple, TX	3.0	2.0	1480	$1,400	$0.95	43d	1	1.06mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	1.06mi
2306 Duntov Dr Unit A Temple, TX	3.0	2.0	1300	$1,395	$1.07	13d	1	1.07mi
911 Ferrara Cir Unit A Temple, TX	3.0	2.0	1215	$1,350	$1.11	13d	1	1.08mi
2306 Duntov Dr Unit B Temple, TX	3.0	2.0	1300	$1,395	$1.07	21d	1	1.08mi
2316 Duntov Dr Unit B Temple, TX	3.0	2.0	1335	$1,523	$1.14	43d	1	1.08mi
2320 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	21d	1	1.08mi
1508 S 43rd St Temple, TX	3.0	2.0	1164	$1,495	$1.28	43d	1	1.08mi
764 Marlandwood Rd Temple, TX	1.0–3.0	1.0–2.0	975	$1,655	$1.70	13d	33	1.10mi
2106 S 47th St Temple, TX	3.0	2.0	1498	$1,645	$1.10	13d	1	1.11mi
1018 Zora Dr Unit b Temple, TX	3.0	2.0	1310	$1,295	$0.99	43d	1	1.11mi
2404 Alterman Dr Unit A Temple, TX	3.0	2.0	1300	$1,395	$1.07	43d	1	1.15mi
2408 Alterman Dr Unit A Temple, TX	3.0	2.0	1351	$1,575	$1.17	43d	1	1.15mi
2408 Alterman Dr Temple, TX	3.0	2.0	1351	$1,600	$1.18	43d	1	1.15mi
2412 Alterman Dr Unit B Temple, TX	3.0	2.0	1335	$1,299	$0.97	23d	1	1.15mi
2420 Alterman Dr Unit A Temple, TX	3.0	2.0	1335	$1,325	$0.99	23d	1	1.15mi

Listing history 16 events

1. 2026-05-11
   status Pending 221-char remark
2. 2026-05-03
   historical Active Under Contract 221-char remark
3. 2026-04-24
   listed $179,000 Active 221-char remark
4. 2026-03-19
   historical $995
5. 2026-02-23
   historical $995
6. 2026-02-20
   listed $995
7. 2026-01-20
   listed $995
8. 2024-12-17
   historical $995
9. 2024-11-27
   listed $995
10. 2024-11-17
    historical $995
11. 2024-10-20
    price $995
12. 2024-10-04
    listed $1,095
13. 1999-12-29
    soldstatus 21-char remark

    Show marketing remark (21 chars)

    Restrictions: Unknown

14. 1999-12-06
    historical 21-char remark

    Show marketing remark (21 chars)

    Restrictions: Unknown

15. 1999-07-14
    listed $68,000 21-char remark

    Show marketing remark (21 chars)

    Restrictions: Unknown

16. 1994-09-06
    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: $3,128 · $261/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$148/yr (+$12/mo · 4.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $29,940
• − Mortgage interest: −$10,027
• − Property taxes: −$3,128
• − Insurance: −$895
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$5,207
• Taxable income: $5,893
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $6,951/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

+148.5% since first listed

20 events — show timeline

• 2026-06-19 Listed for Rent $995 RENTALBEAST
• 2026-06-19 Rental Removed $995 RENTALBEAST
• 2026-06-17 Listed for Rent $995 RENTALBEAST
• 2026-06-11 Sold (MLS) $169,000 CTXMLS
• 2026-05-11 Pending — CTXMLS
• 2026-05-03 Contingent — CTXMLS
• 2026-04-24 Listed $179,000 CTXMLS
• 2026-03-19 Rental Removed $995 TENANTTURNER2
• 2026-02-23 Rental Removed $995 TENANTTURNER2
• 2026-02-20 Listed for Rent $995 TENANTTURNER2
• 2026-01-20 Listed for Rent $995 TENANTTURNER2
• 2024-12-17 Rental Removed $995 RENTALBEAST
• 2024-11-27 Listed for Rent $995 RENTALBEAST
• 2024-11-17 Rental Removed $995 RENTALBEAST
• 2024-10-20 Price Changed $995 RENTALBEAST
• 2024-10-04 Listed for Rent $1,095 RENTALBEAST
• 1999-12-29 Sold (MLS) — Unlock MLS
• 1999-12-06 Delisted — Unlock MLS
• 1999-07-14 Listed $68,000 Unlock MLS
• 1994-09-06 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2026): $3,128 · -10.8% YoY. Source: county tax records.