612 S 7th St · Temple, TX 76504

$97,500

6 bd · 5.0 ba · 2,236 sqft · SingleFamily public records · 9 Days on market

Built 1904 0.34 ac lot

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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
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

So much potential in this 5-6 bedroom, 5 bathroom home with a detached garage and second dwelling on two lots. High ceilings and original wood floors add to the charm. Two bedrooms share access to a bathroom. Four bedrooms have their own bathroom. Privacy wall and fencing surround the property. This could be your own personal oasis! Come see what you can imagine for this property and make it your HOME SWEET HOME.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1904

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 2-car garage; Covered carport with 2 spaces
• Utilities: Electricity available and on property; Public water; Public sewer
• Home design: Single-story; South-facing; Resale property; Pillar/post/pier foundation
• Construction: Built (year per assessor); Vinyl siding; Composition/shingle roof
• Exterior features: Covered patio; Patio; Fire pit; Storage; Handicap accessible; Full chain-link fencing

Interior

• Kitchen: Gas cooktop; Cooktop
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 5 full bathrooms
• Heating & cooling: Central heating
• Interior features: High ceilings; Breakfast bar; Kitchen/dining combo; Storm door(s); Wheelchair accessible
• Laundry & utility: Laundry room inside (utility room)

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 16.5% 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; 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 43% 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 $674 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 + 0.3% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $97,500

Questions for the listing agent

1. Built in 1904 — 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: 1.95% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.41%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.1%
• Equity multiple: 2.17×
• Total profit: $32,011
• Equity at exit: $14,538

10-year hold

• IRR: 34.9%
• Equity multiple: 3.80×
• Total profit: $76,569
• Equity at exit: $8,430

Cash invested: $27,300 (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: 277
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $828

Break-even live

Break-even rent $853

Max offer price $97,500

Occupancy floor 51%

Sensitivity live

Price	-10% $896	-5% $862	+0% $828	+5% $795	+10% $761
Rent	-10% $678	-5% $753	+0% $828	+5% $903	+10% $979
Rate	-1.0pp $877	-0.5pp $853	base $828	+0.5pp $803	+1.0pp $777

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 S 11th St Temple, TX	5.0	3.0	1900	$1,595	$0.84	25d	1	0.33mi
101 S 25th St Temple, TX	6.0	1.0	1956	$1,500	$0.77	45d	1	0.67mi

Listing history 4 events

1. 2026-04-18
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-09
   listed $97,500 Active
4. 1978-01-30
   soldstatus

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $22,817
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$2,836
• Taxable income: $8,919
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $7,800/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

4 events — show timeline

• 2026-04-18 Pending — CTXMLS
• 2026-04-13 Contingent — CTXMLS
• 2026-04-09 Listed $97,500 CTXMLS
• 1978-01-30 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $6,468 · +22.5% YoY. Source: county tax records.