1131 Newey Cir · Temple, TX 76502

$235,380

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 31 Days on market

Built 2026 Excellent condition 6,098 sqft lot Est $286k · 18% under $20/mo HOA · 1% of rent ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the stunning Franklin floorplan at Pecan Creek in Temple, Texas. Featuring 5 bedrooms, 2.5 bathrooms, and approximately 1,892 sq. ft. of meticulously crafted living space, this home is perfect for you. On the first floor, you’ll find a spacious, open concept living area ideal for entertaining guests or enjoying family time. The beautifully designed kitchen is the heart of the home, showcasing a large island, sleek stainless-steel appliances, and generous counter space-perfect for cooking, serving, and gathering. A conveniently located half bath sits near the stairs for added ease. Upstairs, all five bedrooms are thoughtfully arranged alongside the laundry room for easy acces

Key facts

• Large island
• Franklin floorplan
• 6,098 sq ft lot

Tags

• FRANKLIN FLOORPLAN
• OPEN CONCEPT LIVING AREA
• BEAUTIFULLY DESIGNED KITCHEN
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $27 ($319/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (10.0% below list).
• Recommended offer: $212k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 soft (-0.8%/yr); 1126 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,804 (10.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $285,692
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2526 Clarkson Dr	0.41mi	4/2.5 (-1)	1,952 (+3%)	2mo	$277,295	$142	69
2504 Torbensen Ct	0.34mi	4/2.0 (-1)	1,952 (+3%)	4mo	$267,305	$137	69
2717 Clarkson Dr	0.52mi	4/2.0 (-1)	1,796 (-5%)	4mo	$275,000	$153	57
2604 Nolan Creek St	0.61mi	4/2.0 (-1)	1,751 (-8%)	3mo	$238,000	$136	49
2503 Torbensen Ct	0.35mi	4/2.0 (-1)	1,612 (-15%)	3mo	$244,490	$152	49
2513 Clarkson Dr	0.40mi	4/2.0 (-1)	1,612 (-15%)	1mo	$252,570	$157	49
2522 Clarkson Dr	0.40mi	4/2.0 (-1)	1,612 (-15%)	4mo	$244,110	$151	46
2624 Clarkson Dr	0.46mi	4/2.0 (-1)	1,612 (-15%)	4mo	$226,920	$141	44
2012 Fawn Creek St	0.72mi	4/2.0 (-1)	1,751 (-8%)	10mo	$279,900	$160	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-42,611
• Equity at exit: $35,096

10-year hold

• IRR: -19.4%
• Equity multiple: 0.11×
• Total profit: $-58,732
• Equity at exit: $20,351

Cash invested: $65,906 (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 76502

• Rents YoY: -0.8%
• Active inventory: 1126
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,234
• Tax est. 1.5%: −$294 /mo · $3,531/yr
• Insurance: −$98
• HOA: −$20
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $27

Break-even live

Break-even rent $2,084

Max offer price $235,380

Occupancy floor 94%

Sensitivity live

Price	-10% $189	-5% $108	+0% $27	+5% $-55	+10% $-136
Rent	-10% $-141	-5% $-57	+0% $27	+5% $110	+10% $194
Rate	-1.0pp $145	-0.5pp $86	base $27	+0.5pp $-34	+1.0pp $-96

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: $58,845
• Closing costs: $7,061
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Eaton Dr Temple, TX	3.0–4.0	2.0	1529	$2,145	$1.40	15d	13	0.50mi
2509 Elk Creek St Temple, TX	4.0	2.0	1740	$1,825	$1.05	25d	1	0.60mi
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	25d	1	0.97mi
2902 Blue Ridge Ln Temple, TX	4.0	2.0	1732	$1,945	$1.12	15d	1	1.06mi
1423 Curlew Ln Temple, TX	4.0	2.0	1603	$1,875	$1.17	45d	1	1.10mi
1423 Fiddle Wood Way Temple, TX	4.0	2.0	1878	$1,950	$1.04	45d	1	1.16mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,950	$3.05	25d	1	1.21mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,950	$3.05	45d	1	1.21mi
1503 Sideoats Ln Temple, TX	4.0	3.0	1830	$1,795	$0.98	25d	1	1.22mi
1115 S 11th St Temple, TX	5.0	3.0	1900	$1,595	$0.84	25d	1	1.22mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 4 events

1. 2026-04-09
   status Pending
2. 2026-04-03
   price $235,380
3. 2026-04-01
   price $255,380
4. 2026-03-09
   listed $249,380 Active

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

Taxation est. · year 1

• Rental income: $25,416
• − Mortgage interest: −$13,185
• − Property taxes: −$3,531
• − Insurance: −$1,177
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$240
• − Depreciation: −$6,847
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,190/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and a spacious floor plan. It is move-in ready and would benefit from minor exterior updates and landscaping improvements to further enhance its appeal.

Value-add opportunities

• Resale Painting the exterior siding and trim — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and trim — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1890.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 1% Korean 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: ▼ -216.80%
• Current HPI: 166.927
• Rent YoY: ▼ -0.79%
• 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

-5.6% since first listed

4 events — show timeline

• 2026-04-09 Pending — CTXMLS
• 2026-04-03 Price Changed $235,380 CTXMLS
• 2026-04-01 Price Changed $255,380 CTXMLS
• 2026-03-09 Listed $249,380 CTXMLS