611-613 N 6th St · Temple, TX 76501

$120,000

4 bd · 1.0 ba · 1,358 sqft · MultiFamily public records · 445 Days on market

Built 1985 Fair condition 8,250 sqft lot $88/sqft · 34% below area Est $181k · 34% under ↓ 29% since listing

---

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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• 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

Motivated Seller!! Centrally located duplex in Temple with separate electrical meters close to major employers. This property offers the opportunity to live on one side and rent the other. Property does need some TLC, but is also an ideal value add property. Whether you're looking for steady rental income or a residence with additional earning potential, this property is ideal. Bring all offers!

Key facts

• Value-add property
• Steady rental income
• 8,250 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• VALUE-ADD PROPERTY
• STEADY RENTAL INCOME
• ADDITIONAL EARNING POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k. Condition is rated fair.
• This rent per unit is only 16% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 rising (+3.4%/yr); 395 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $830 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 445 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 445 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.41% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $181,267
• List price: $120,000
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 N 8th St	0.25mi	3/2.0 (-1)	1,215 (-10%)	0mo	$70,000	$58	61
503 Mayborn Dr	1.12mi	3/1.5 (-1)	1,332 (-2%)	0mo	$71,000	$53	55
711 S 28th St	1.26mi	3/2.5 (-1)	1,378 (+2%)	1mo	$186,100	$135	50
301 E Walker Ave	1.16mi	3/2.0 (-1)	1,322 (-3%)	2mo	$189,900	$144	50
1406 E Downs Ave	0.68mi	3/2.0 (-1)	1,168 (-14%)	1mo	$184,000	$158	35
707 S 13th St	1.12mi	3/2.0 (-1)	1,196 (-12%)	1mo	$185,000	$155	35
906 Cilantro Rd	1.28mi	4/2.0	1,584 (+17%)	1mo	$205,000	$129	35
421 S 32nd St	1.18mi	4/2.0	1,663 (+22%)	1mo	$229,900	$138	35
1303 Coriander Rd	1.49mi	4/2.0	1,612 (+19%)	2mo	$269,735	$167	35
1614 E Barton Ave	0.83mi	3/1.0 (-1)	1,064 (-22%)	1mo	$77,000	$72	34
510 W Thompson Ave	1.08mi	3/2.0 (-1)	1,551 (+14%)	1mo	$172,500	$111	32
805 S 32nd St	1.36mi	3/2.0 (-1)	1,133 (-17%)	2mo	$155,000	$137	30

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $9,392
• Equity at exit: $17,892

10-year hold

• IRR: 16.9%
• Equity multiple: 2.42×
• Total profit: $47,635
• Equity at exit: $10,375

Cash invested: $33,600 (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 76501

• Rents YoY: 3.4%
• Active inventory: 395
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$629
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $440

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,690
Total (2 units)			$1,689

Break-even live

Break-even rent $1,132

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $508	-5% $474	+0% $440	+5% $406	+10% $372
Rent	-10% $307	-5% $373	+0% $440	+5% $507	+10% $573
Rate	-1.0pp $500	-0.5pp $470	base $440	+0.5pp $409	+1.0pp $377

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	63d	1	0.08mi
518 N 8th St Temple, TX	3.0	2.0	—	$1,400	—	93d	1	0.09mi
807 N 4th St Unit A Temple, TX	1.0	1.0	615	$695	$1.13	63d	1	0.10mi
807 N 6th St Unit A Temple, TX	1.0	1.0	560	$695	$1.24	63d	1	0.11mi
519 N 12th St Temple, TX	3.0	1.0	—	$975	—	63d	1	0.20mi
904 N Main St Temple, TX	3.0	1.5	1228	$1,300	$1.06	72d	1	0.28mi
717 N 3rd St Temple, TX	3.0	2.0	1281	$1,695	$1.32	70d	1	0.29mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	93d	1	0.43mi
804 N 7th St Temple, TX	3.0	2.0	1650	$1,500	$0.91	93d	1	0.45mi
514 E Central Ave Unit B Temple, TX	1.0	1.0	560	$695	$1.24	63d	1	0.46mi
103 E Central Ave Temple, TX	1.0	1.0	6600	$1,000	$0.15	93d	1	0.47mi
214 E Munroe Ave Temple, TX	3.0	2.0	1084	$1,200	$1.11	93d	1	0.48mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	93d	1	0.49mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	93d	1	0.49mi
804 N 9th St Temple, TX	1.0	1.0	850	$1,025	$1.21	72d	1	0.51mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	93d	1	0.52mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	63d	1	0.60mi
810 East Avenue C Unit C Temple, TX	1.0	1.0	—	$800	—	93d	1	0.75mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	72d	1	0.79mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	63d	1	0.79mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	93d	1	0.79mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	93d	1	0.80mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	63d	1	0.87mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	93d	1	0.88mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	63d	1	0.88mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	63d	1	0.89mi
510 S Knob St Unit A Temple, TX	1.0	1.0	560	$650	$1.16	93d	1	0.92mi
513 S Knob St Unit B Temple, TX	1.0	1.0	560	$550	$0.98	93d	1	0.95mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	63d	1	0.96mi
1919 N 7th St Temple, TX	3.0	3.0	2000	$1,975	$0.99	93d	1	0.99mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	63d	1	0.99mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	63d	1	1.01mi
503 E Union Temple, TX	3.0	2.0	1131	$1,395	$1.23	93d	1	1.06mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	63d	1	1.07mi
607 E Union Temple, TX	3.0	2.0	1099	$1,325	$1.21	63d	1	1.07mi
607 A S Terrace ST Unit A Temple, TX	1.0	1.0	560	$550	$0.98	93d	1	1.11mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	93d	1	1.12mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	72d	1	1.14mi
606 S 26th St Apt A Temple, TX	1.0	1.0	580	$750	$1.29	63d	1	1.15mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	72d	1	1.16mi

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 445 DOM
2. 2026-08-07
   days on market $120,000 Active 444 DOM
3. 2026-08-06
   days on market $120,000 Active 443 DOM
4. 2026-08-05
   days on market $120,000 Active 442 DOM
5. 2026-08-04
   days on market $120,000 Active 441 DOM
6. 2026-08-03
   days on market $120,000 Active 440 DOM
7. 2026-07-31
   days on market $120,000 Active 437 DOM
8. 2026-07-30
   days on market $120,000 Active 436 DOM
9. 2026-07-29
   days on market $120,000 Active 435 DOM
10. 2026-07-27
    days on market $120,000 Active 433 DOM
11. 2026-07-25
    days on market $120,000 Active 431 DOM
12. 2026-07-24
    days on market $120,000 Active 430 DOM
13. 2026-07-23
    days on market $120,000 Active 429 DOM
14. 2026-07-22
    days on market $120,000 Active 428 DOM
15. 2026-07-21
    days on market $120,000 Active 427 DOM
16. 2026-07-18
    days on market $120,000 Active 424 DOM
17. 2026-07-16
    days on market $120,000 Active 422 DOM
18. 2026-07-16
    days on market $120,000 Active 421 DOM
19. 2026-07-14
    days on market $120,000 Active 420 DOM
20. 2026-07-13
    days on market $120,000 Active 419 DOM
21. 2026-07-12
    days on market $120,000 Active 418 DOM
22. 2026-07-11
    days on market $120,000 Active 417 DOM
23. 2026-07-10
    days on market $120,000 Active 416 DOM
24. 2026-07-09
    days on market $120,000 Active 415 DOM
25. 2026-07-08
    days on market $120,000 Active 414 DOM
26. 2026-07-07
    days on market $120,000 Active 413 DOM
27. 2026-07-06
    days on market $120,000 Active 412 DOM
28. 2026-07-05
    days on market $120,000 Active 411 DOM
29. 2026-07-04
    days on market $120,000 Active 410 DOM
30. 2026-07-03
    days on market $120,000 Active 409 DOM
31. 2026-07-02
    days on market $120,000 Active 408 DOM
32. 2026-07-01
    days on market $120,000 Active 407 DOM
33. 2026-06-30
    days on market $120,000 Active 406 DOM
34. 2026-06-29
    days on market $120,000 Active 405 DOM
35. 2026-06-28
    days on market $120,000 Active 404 DOM
36. 2026-06-28
    days on market $120,000 Active 403 DOM
37. 2026-06-27
    days on market $120,000 Active 402 DOM
38. 2026-06-25
    days on market $120,000 Active 400 DOM
39. 2026-06-23
    days on market $120,000 Active 398 DOM
40. 2026-06-22
    days on market $120,000 Active 397 DOM
41. 2026-06-18
    days on market $120,000 Active 394 DOM
42. 2026-06-17
    days on market $120,000 Active 393 DOM
43. 2026-06-16
    days on market $120,000 Active 392 DOM
44. 2026-06-15
    days on market $120,000 Active 391 DOM
45. 2026-06-14
    days on market $120,000 Active 389 DOM
46. 2026-06-10
    days on market $120,000 Active 386 DOM
47. 2026-06-09
    days on market $120,000 Active 385 DOM
48. 2026-06-08
    days on market $120,000 Active 384 DOM
49. 2026-06-07
    days on market $120,000 Active 383 DOM
50. 2026-06-03
    days on market $120,000 Active 379 DOM

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,268
• − Mortgage interest: −$6,722
• − Property taxes: −$2,581
• − Insurance: −$600
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,491
• Taxable income: $3,632
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,408/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $33,950–$61,110 screening

This two-unit property requires significant exterior repairs and maintenance, including roof and siding work, to improve its condition and value.

Components & finishes AI

Roof metal · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear old and may need replacement.
• Major Electrical (electrical) — Electrical panel appears old and may need upgrading.
• Major Plumbing (plumbing) — No visible signs of water damage or leaks, but plumbing may need inspection.
• Major Exterior (exterior) — Exterior siding appears old and may need repainting or replacement.

Repairs flagged

• Major roof — Signs of significant wear and potential leaks
• Major exterior siding — Weathered and in poor condition
• Major landscaping — Needs trimming and maintenance

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value ↑
• Both roof repair — Fixing the roof can prevent costly repairs and improve the home's value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 28/100

Zoned Schools

Middle Lamar Middle F TX #1,122/1,662 Nat'l #9,410/14,009

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): 17,752
• Household income: $62,532
• Rent vs Own: 36.1% rent · 63.9% 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 0.67)
• Race & ethnicity: White 42% Hispanic / Latino 36% Two or more races 18% Black 17% Native American 2%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 79% English-only · Spanish 20%

---

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: ▼ -113.09%
• Current HPI: 177.0555
• Rent YoY: ▲ 3.44%
• 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

-29.4% since first listed

12 events — show timeline

• 2025-11-11 Price Changed $120,000 NTREIS
• 2025-11-11 Relisted — NTREIS
• 2025-11-11 Price Changed $120,000 Unlock MLS
• 2025-11-01 Contingent — NTREIS
• 2025-09-23 Price Changed $140,000 NTREIS
• 2025-09-23 Price Changed $140,000 Unlock MLS
• 2025-08-15 Listed $150,000 NTREIS
• 2025-08-14 Price Changed $150,000 Unlock MLS
• 2025-05-20 Listed $170,000 Unlock MLS
• 2020-12-08 Sold (Public Records) — Public Records
• 2020-07-02 Sold (Public Records) — Public Records
• 1988-05-18 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,581 · +3.3% YoY. Source: county tax records.