611-613 N 6th St · Temple, TX 76501

$120,000

4 bd · 1.0 ba · 1,358 sqft · MultiFamily public records · 394 Days on market

Built 1985 8,250 sqft lot $88/sqft · 34% below area Est $182k · 34% under ↓ 29% since listing

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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 +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 +2.7/10.0
• 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

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.

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); 335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($63k/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 $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 394 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 394 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. 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: 1.41% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $181,919
• List price: $120,000
• Delta: -34.04%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

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: 335
• 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

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

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

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 N Main St Temple, TX	3.0	1.5	1228	$1,300	$1.06	24d	1	0.28mi
717 N 3rd St Temple, TX	3.0	2.0	1281	$1,695	$1.32	22d	1	0.29mi
804 N 7th St Temple, TX	3.0	2.0	1650	$1,500	$0.91	44d	1	0.45mi
214 E Munroe Ave Temple, TX	3.0	2.0	1084	$1,200	$1.11	44d	1	0.48mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	44d	1	0.49mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	44d	1	0.52mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	14d	1	0.60mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	44d	1	0.79mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	14d	1	0.79mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	24d	1	0.79mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	44d	1	0.80mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	14d	1	0.87mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	44d	1	0.88mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	14d	1	0.88mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	14d	1	0.89mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	0.89mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	0.96mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	14d	1	0.99mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	14d	1	1.01mi
503 E Union Temple, TX	3.0	2.0	1131	$1,395	$1.23	44d	1	1.06mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	14d	1	1.07mi
607 E Union Temple, TX	3.0	2.0	1099	$1,325	$1.21	14d	1	1.07mi
101 W Victory Ave Temple, TX	4.0	2.0	1368	$1,550	$1.13	24d	1	1.11mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	24d	1	1.16mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	22d	1	1.17mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	44d	1	1.18mi
512 E Walker Ave Temple, TX	4.0	2.0	1300	$1,345	$1.03	14d	1	1.20mi
105 E Xavier Ave Temple, TX	3.0	2.0	1318	$1,395	$1.06	14d	1	1.20mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	14d	1	1.25mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	44d	1	1.25mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	44d	1	1.26mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	24d	1	1.27mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	44d	1	1.28mi
412 E Young Ave Unit B Temple, TX	3.0	2.0	1193	$1,150	$0.96	44d	1	1.29mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	14d	1	1.30mi
507 E Zenith Ave Unit A Temple, TX	3.0	2.0	1100	$1,050	$0.95	14d	1	1.32mi
1702 E Heritage Ave Temple, TX	3.0	2.0	1718	$1,400	$0.81	44d	1	1.33mi
2408 N 15th St Temple, TX	3.0	2.0	1832	$1,650	$0.90	14d	1	1.33mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	24d	1	1.36mi
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	24d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 394 DOM
2. 2026-06-17
   days on market $120,000 Active 393 DOM
3. 2026-06-16
   days on market $120,000 Active 392 DOM
4. 2026-06-15
   days on market $120,000 Active 391 DOM
5. 2026-06-14
   days on market $120,000 Active 389 DOM
6. 2026-06-10
   days on market $120,000 Active 386 DOM
7. 2026-06-09
   days on market $120,000 Active 385 DOM
8. 2026-06-08
   days on market $120,000 Active 384 DOM
9. 2026-06-07
   days on market $120,000 Active 383 DOM
10. 2026-06-03
    days on market $120,000 Active 379 DOM
11. 2026-06-02
    days on market $120,000 Active 378 DOM
12. 2026-06-01
    days on market $120,000 Active 377 DOM
13. 2026-05-31
    days on market $120,000 Active 376 DOM
14. 2026-05-30
    days on market $120,000 Active 375 DOM
15. 2025-11-11
    price $120,000 402-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

16. 2025-11-11
    status Active 402-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

17. 2025-11-11
    price $120,000 411-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

18. 2025-11-01
    historical Active Option Contract 402-char remark

    Show marketing remark (402 chars)

    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!

19. 2025-09-23
    price $140,000 402-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

20. 2025-09-23
    price $140,000 411-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

21. 2025-08-15
    listed $150,000 Active 402-char remark

    Show marketing remark (402 chars)

    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!

22. 2025-08-14
    price $150,000 411-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

23. 2025-05-20
    listed $170,000 Active 411-char remark

    Show marketing remark (411 chars)

    Motivated seller! Centrally located duplex in Temple. Located close to Adams Avenue and to major employers. This property offers an excellent investment opportunity or live on one side and rent the other! This duplex needs some TLC, but 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. Being sold as is.

24. 2020-12-08
    soldstatus
25. 2020-07-02
    soldstatus
26. 1988-05-18
    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: $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.

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): 17,752
• Household income: $62,532
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 466.0

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 0.67)
• 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.