902 N 1st St · Temple, TX 76501

$100,000

4 bd · 2.0 ba · 2,522 sqft · SingleFamily public records · 16 Days on market

Built 1915 8,250 sqft lot $40/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Central Texas Auction & Realty is proud to present 902 North 1st, Temple, TX to be sold at auction on May 9th at 11AM. THE LISTING PRICE OF $100,000.00 IS THE MINIMUM OPENING BID. Welcome to this charming home located in North Temple near the Historic District, offering plenty of space to spread out. This inviting property features 4 spacious bedrooms and 2 full bathrooms, along with two comfortable living areas designed for both relaxing and entertaining. Situated on a desirable corner lot, the home enjoys added curb appeal and extra outdoor space. A large front porch welcomes you in and provides the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, you&rsq

Key facts

• Large front porch
• Two living areas
• Corner lot

Tags

• CORNER LOT
• LARGE FRONT PORCH
• NEAR HISTORIC DISTRICT
• TWO LIVING AREAS
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Off-street parking (details not specified)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Pillar/post/pier foundation
• Construction: HardiPlank type siding; Vinyl siding; Composition/shingle roof; Assessor-provided year built
• Exterior features: Covered porch; Deck; Porch; Storage; Wood picket fencing around back yard; Mature trees; Corner lot; City lot; Paved road

Interior

• Kitchen: Dishwasher; Gas range; Custom cabinets; Eat-in kitchen; Pantry; Solid surface counters; Kitchen/dining combo
• Bedrooms: Walk-in closet(s)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity; Tub/shower
• Heating & cooling: Central heating (natural gas, multiple heating units); Central air conditioning (electric, two units)
• Interior features: Built-in features; Ceiling fan(s); Carbon monoxide detector; Double vanity; Kitchen/dining combo; Multiple living areas; Pull-down attic stairs; Tub/shower; Vanity; Walk-in closet(s); Custom cabinets; Eat-in kitchen; Pantry; Solid surface counters
• Laundry & utility: Laundry in utility room; Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 6 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 36% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.18%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $261,714
• List price: $100,000
• Delta: -61.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N 1st St	0.00mi	4/2.0	2,522 (0%)	0mo	$147,000	$58	100
505 N 7th St	0.32mi	4/3.0	2,392 (-5%)	7mo	$379,000	$158	67
1308 N 13th St	0.48mi	3/2.0 (-1)	2,409 (-4%)	12mo	$389,900	$162	56
504 W Park Ave	0.57mi	3/2.0 (-1)	2,362 (-6%)	4mo	$150,000	$64	55
510 W Royal Ave	0.67mi	3/2.0 (-1)	2,739 (+9%)	7mo	$325,000	$119	43

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: 30.1%
• Equity multiple: 2.27×
• Total profit: $35,452
• Equity at exit: $14,910

10-year hold

• IRR: 37.6%
• Equity multiple: 4.57×
• Total profit: $99,856
• Equity at exit: $8,646

Cash invested: $28,000 (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 76501

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $797

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 53%

Sensitivity live

Price	-10% $867	-5% $832	+0% $797	+5% $763	+10% $728
Rent	-10% $649	-5% $723	+0% $797	+5% $872	+10% $946
Rate	-1.0pp $848	-0.5pp $823	base $797	+0.5pp $772	+1.0pp $745

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 N 7th St Temple, TX	3.0	3.0	2000	$1,975	$0.99	44d	1	0.71mi
917 Crockett Ct Temple, TX	3.0	2.0	1917	$1,550	$0.81	14d	1	0.92mi
2305 N 15th St Temple, TX	3.0	2.0	2122	$2,000	$0.94	44d	1	0.96mi
2408 N 15th St Temple, TX	3.0	2.0	1832	$1,650	$0.90	14d	1	1.04mi
1110 N 42nd St Temple, TX	3.0	2.0	1935	$1,600	$0.83	14d	1	1.46mi
1115 S 11th St Temple, TX	5.0	3.0	1900	$1,595	$0.84	24d	1	1.49mi

Listing history 7 events

1. 2026-05-09
   status Pending 977-char remark
2. 2026-04-23
   historical $1,895
3. 2026-04-23
   listed $100,000 Active 977-char remark
4. 2026-01-23
   listed $1,895
5. 2025-01-27
   historical $1,895
6. 2025-01-03
   price $1,895
7. 2024-09-11
   listed $1,995

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $22,611
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$2,909
• Taxable income: $8,482
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $7,534/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

+7268.4% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) $147,000 CTXMLS
• 2026-05-09 Pending — CTXMLS
• 2026-04-23 Rental Removed $1,895 BUILDIUM
• 2026-04-23 Listed $100,000 CTXMLS
• 2026-01-23 Listed for Rent $1,895 BUILDIUM
• 2025-01-27 Rental Removed $1,895 BUILDIUM
• 2025-01-03 Price Changed $1,895 BUILDIUM
• 2024-09-11 Listed for Rent $1,995 BUILDIUM

Property tax history

+7.8%/yr

Latest (2026): $5,194 · -1.8% YoY. Source: county tax records.