917 S 4th · Temple, TX 76504

$149,500

4 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 113 Days on market

Built 1985 ↓ 12% 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

Key facts

• Renovated duplex
• Private balcony
• Double pane windows

Tags

• RENOVATED DUPLEX
• CORNER LOT
• UPDATED KITCHENS
• PRIVATE BALCONY
• DOUBLE PANE WINDOWS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,045 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $325,773
• List price: $149,500
• Delta: -54.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,773
• Equity at exit: $22,291

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $11,090
• Equity at exit: $12,926

Cash invested: $41,860 (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: 279
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$784
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $393

Break-even live

Break-even rent $1,260

Max offer price $149,500

Occupancy floor 73%

Sensitivity live

Price	-10% $478	-5% $436	+0% $393	+5% $351	+10% $309
Rent	-10% $254	-5% $324	+0% $393	+5% $463	+10% $532
Rate	-1.0pp $469	-0.5pp $431	base $393	+0.5pp $355	+1.0pp $315

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,758
Total (2 units)			$1,758

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	23d	1	0.08mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	16d	1	0.15mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	46d	1	0.23mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	26d	1	0.24mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	46d	1	0.29mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	46d	1	0.31mi
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	46d	1	0.33mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	46d	1	0.35mi
1407 S 5th St Temple, TX	3.0	2.5	1300	$1,465	$1.13	16d	1	0.40mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	26d	1	0.42mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	16d	1	0.46mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	16d	1	0.48mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	16d	1	0.54mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	16d	1	0.54mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	16d	1	0.54mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	16d	1	0.56mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	16d	1	0.58mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	16d	1	0.59mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	16d	1	0.70mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	46d	1	0.70mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	16d	1	0.72mi
1115 S #B S Terrace ST Unit Terrace St unit 1115 B Temple, TX	3.0	2.5	1355	$1,435	$1.06	46d	1	0.72mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	16d	1	0.73mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	46d	1	0.76mi
1809 S 13th St Temple, TX	3.0	1.5	1172	$1,350	$1.15	46d	1	0.76mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	46d	1	0.78mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	16d	1	0.78mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	26d	1	0.78mi
2007 S 9th St Temple, TX	3.0	2.0	1484	$1,398	$0.94	16d	1	0.79mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	26d	1	0.80mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	26d	1	0.81mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	46d	1	0.81mi
2110 S 5th St Unit B Temple, TX	3.0	2.0	1194	$1,195	$1.00	46d	1	0.83mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	26d	1	0.83mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	46d	1	0.84mi
902 S 23rd St Temple, TX	3.0	1.0	1040	$1,200	$1.15	26d	1	0.88mi
806 S 23rd St Temple, TX	3.0	2.0	1000	$1,445	$1.45	16d	1	0.89mi
2017 S 13th St Temple, TX	3.0	2.0	1429	$1,525	$1.07	26d	1	0.90mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	46d	1	0.91mi
2307 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	16d	1	0.96mi

Listing history 25 events

1. 2026-06-23
   days on market $149,500 Active 113 DOM
2. 2026-06-22
   days on market $149,500 Active 112 DOM
3. 2026-06-18
   days on market $149,500 Active 109 DOM
4. 2026-06-17
   days on market $149,500 Active 108 DOM
5. 2026-06-16
   days on market $149,500 Active 107 DOM
6. 2026-06-15
   days on market $149,500 Active 106 DOM
7. 2026-06-14
   days on market $149,500 Active 104 DOM
8. 2026-06-10
   days on market $149,500 Active 101 DOM
9. 2026-06-09
   days on market $149,500 Active 100 DOM
10. 2026-06-08
    days on market $149,500 Active 99 DOM
11. 2026-06-07
    days on market $149,500 Active 98 DOM
12. 2026-06-03
    days on market $149,500 Active 94 DOM
13. 2026-06-02
    days on market $149,500 Active 93 DOM
14. 2026-06-01
    days on market $149,500 Active 92 DOM
15. 2026-05-31
    days on market $149,500 Active 91 DOM
16. 2026-05-30
    days on market $149,500 Active 90 DOM
17. 2026-05-02
    price $149,500 753-char remark

    Show marketing remark (753 chars)

    Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

18. 2026-05-02
    price $149,500 753-char remark

    Show marketing remark (753 chars)

    Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

19. 2026-03-29
    price $159,000 753-char remark

    Show marketing remark (753 chars)

    Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

20. 2026-03-01
    listed $169,000 New 753-char remark

    Show marketing remark (753 chars)

    Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

21. 2026-02-01
    listed $169,000 Active 753-char remark

    Show marketing remark (753 chars)

    Beautifully renovated two story duplex situated on a large corner lot with excellent curb appeal. Each level features a spacious 2-bedroom 1-bath unit with durable vinyl flooring throughout. Both units offer updated kitchens equipped with solid countertops, new cabinetry, a stove, kitchen sink, and refrigerator. The upper unit includes a private balcony, perfect for relaxing outdoors. Extensive upgrades include new double pane windows, new roof, installed 2024, and fully updated plumbing and electrical systems. Each unit is fitted with its own installed heating and cooling unit (no central HVAC). The expansive corner lot offers endless potential for outdoor use or further enhancements. A turnkey investment or ideal owner- occupied opportunity.

22. 2024-10-09
    soldstatus
23. 2004-09-15
    soldstatus
24. 1997-05-05
    soldstatus
25. 1986-11-03
    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: $1,791 · $149/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$945/yr (+$79/mo · 52.8%)

ⓘ 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 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$8,374
• − Property taxes: −$1,791
• − Insurance: −$748
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,349
• Taxable income: $2,459
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $4,129/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

-11.5% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $149,500 LERA
• 2026-05-02 Price Changed $149,500 CTXMLS
• 2026-03-29 Price Changed $159,000 CTXMLS
• 2026-03-01 Listed $169,000 LERA
• 2026-02-01 Listed $169,000 CTXMLS
• 2024-10-09 Sold (Public Records) — Public Records
• 2004-09-15 Sold (Public Records) — Public Records
• 1997-05-05 Sold (Public Records) — Public Records
• 1986-11-03 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,791 · -27.8% YoY. Source: county tax records.