309 W Avenue P · Temple, TX 76504

$75,000

1 bd · 2.0 ba · 581 sqft · SingleFamily public records · 354 Days on market

Built 1923 8,197 sqft lot $129/sqft · at area comps Est $76k · at est. ↓ 31% since listing

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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 +22.7/30.0
• ARV discount +8.3/15.0
• DSCR +7.3/10.0
• 1% rule +6.9/10.0
• 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

Investor/Developer special. Large corner lot with space for new construction on the front of the parcel facing the main street. Existing house is on the back of the lot/side street with remodel/flip potential. Current tenants are month to month, paying $550. Great opportunity for 2 houses on one lot. Cash preferred, but conventional financing considered. Do not disturb tenants; contact agent for showings. New Roof 2025.

Key facts

• Large corner lot
• 8,197 sq ft lot
• Built 1923

Tags

• LARGE CORNER LOT
• SPACE FOR NEW CONSTRUCTION
• REMODEL FLIP POTENTIAL
• TWO HOUSES ON ONE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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 354 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $52k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $76,340
• List price: $75,000
• Delta: -1.76%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 S 13th St	0.29mi	1/1.0	592 (+2%)	4mo	$54,900	$93	76
312 W E Unit J	0.59mi	2/1.0 (+1)	600 (+3%)	5mo	$40,000	$67	54
312 East Avenue J	0.59mi	2/1.0 (+1)	600 (+3%)	5mo	$40,000	$67	54

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-6,255
• Equity at exit: $11,183

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-3,773
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $889 high
• Mortgage (P&I): −$393
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $128

Break-even live

Break-even rent $726

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $171	-5% $150	+0% $128	+5% $107	+10% $86
Rent	-10% $58	-5% $93	+0% $128	+5% $163	+10% $199
Rate	-1.0pp $166	-0.5pp $147	base $128	+0.5pp $109	+1.0pp $89

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	14d	1	0.17mi
1118 Martin Luther King Junior Dr Unit D Temple, TX	1.0	1.0	572	$750	$1.31	14d	1	0.49mi
2405 S 13th St Temple, TX	1.0–2.0	1.0–2.0	835	$850	$1.02	14d	4	0.62mi
640 SW H K Dodgen Loop Temple, TX	1.0–2.0	1.0–2.0	857	$737	$0.86	14d	1	0.85mi
706 S 16th St Unit B Temple, TX	—	1.0	560	$750	$1.34	44d	1	0.92mi
804 S 31st St Temple, TX	1.0	1.0	522	$799	$1.53	44d	1	0.99mi
804 S 31st St Temple, TX	1.0	1.0	522	$649	$1.24	24d	1	0.99mi
901 S 20th St Unit b Temple, TX	1.0	1.0	615	$750	$1.22	14d	1	1.00mi
1104 S Terrace St Unit A Temple, TX	1.0	1.0	560	$750	$1.34	14d	1	1.01mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	44d	1	1.04mi
510 S Knob St Unit A Temple, TX	1.0	1.0	560	$650	$1.16	44d	1	1.08mi
513 S Knob St Unit B Temple, TX	1.0	1.0	560	$550	$0.98	44d	1	1.08mi
1802 West Avenue H Unit D Temple, TX	2.0	1.0	700	$850	$1.21	44d	1	1.13mi
1802 West Avenue H Unit A Temple, TX	1.0	1.0	730	$700	$0.96	44d	1	1.13mi
2102 Scott Blvd Temple, TX	1.0–3.0	1.0–2.0	924	$1,269	$1.37	14d	22	1.15mi
2510 S 31st St Temple, TX	1.0–3.0	1.0–2.0	987	$997	$1.01	14d	26	1.15mi
720 Azalea Dr Temple, TX	1.0–2.0	1.0–2.0	780	$1,155	$1.48	14d	10	1.20mi
607 A S Terrace ST Unit A Temple, TX	1.0	1.0	560	$550	$0.98	44d	1	1.21mi
701a S 24th St Unit A Temple, TX	1.0	1.0	550	$795	$1.45	44d	1	1.22mi
701 S 24th St Unit B Temple, TX	1.0	1.0	555	$795	$1.43	44d	1	1.22mi
514 E Central Ave Unit B Temple, TX	1.0	1.0	560	$695	$1.24	14d	1	1.26mi
606 S 26th St Apt A Temple, TX	1.0	1.0	580	$750	$1.29	14d	1	1.27mi
3506 S 5th St Temple, TX	1.0–3.0	1.0–2.0	1054	$1,145	$1.09	14d	23	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 354 DOM
2. 2026-06-17
   days on market $75,000 Active 353 DOM
3. 2026-06-16
   days on market $75,000 Active 352 DOM
4. 2026-06-15
   days on market $75,000 Active 351 DOM
5. 2026-06-14
   days on market $75,000 Active 349 DOM
6. 2026-06-10
   days on market $75,000 Active 346 DOM
7. 2026-06-09
   days on market $75,000 Active 345 DOM
8. 2026-06-08
   days on market $75,000 Active 344 DOM
9. 2026-06-07
   days on market $75,000 Active 343 DOM
10. 2026-06-03
    days on market $75,000 Active 339 DOM
11. 2026-06-02
    days on market $75,000 Active 338 DOM
12. 2026-06-01
    days on market $75,000 Active 337 DOM
13. 2026-05-31
    days on market $75,000 Active 336 DOM
14. 2026-05-30
    days on market $75,000 Active 335 DOM
15. 2026-01-29
    soldstatus
16. 2026-01-20
    soldstatus $52,000 Closed 423-char remark

    Show marketing remark (423 chars)

    Investor/Developer special. Large corner lot with space for new construction on the front of the parcel facing the main street. Existing house is on the back of the lot/side street with remodel/flip potential. Current tenants are month to month, paying $550. Great opportunity for 2 houses on one lot. Cash preferred, but conventional financing considered. Do not disturb tenants; contact agent for showings. New Roof 2025.

17. 2025-06-29
    listed $75,000 Active 423-char remark

    Show marketing remark (423 chars)

    Investor/Developer special. Large corner lot with space for new construction on the front of the parcel facing the main street. Existing house is on the back of the lot/side street with remodel/flip potential. Current tenants are month to month, paying $550. Great opportunity for 2 houses on one lot. Cash preferred, but conventional financing considered. Do not disturb tenants; contact agent for showings. New Roof 2025.

18. 2025-06-29
    listed $75,000 Active

    Show marketing remark (423 chars)

    Investor/Developer special. Large corner lot with space for new construction on the front of the parcel facing the main street. Existing house is on the back of the lot/side street with remodel/flip potential. Current tenants are month to month, paying $550. Great opportunity for 2 houses on one lot. Cash preferred, but conventional financing considered. Do not disturb tenants; contact agent for showings. New Roof 2025.

19. 2025-01-09
    price
20. 2024-11-07
    listed Active

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $149/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: $10,666
• − Mortgage interest: −$4,201
• − Property taxes: −$1,791
• − Insurance: −$375
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,182
• Taxable income: $410
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,442/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

-30.7% since first listed

6 events — show timeline

• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-20 Sold (MLS) $52,000 CTXMLS
• 2025-06-29 Listed $75,000 CTXMLS
• 2025-06-29 Listed $75,000 CTXMLS
• 2025-01-09 Price Changed — Unlock MLS
• 2024-11-07 Listed — Unlock MLS

Property tax history

+10.5%/yr

Latest (2025): $1,791 · -5.1% YoY. Source: county tax records.