1806 S 5th St · Temple, TX 76504

$78,000

2 bd · 1.0 ba · 969 sqft · SingleFamily public records · 29 Days on market

Built 1952 9,496 sqft lot $80/sqft · 47% below area Est $147k · 47% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Cute 2 bedroom, 1 bath home with 1 car garage convenient to downtown Temple, schools, shopping and commute. This home will be featured in an upcoming online auction on Hubzu.

Key facts

• 9,496 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% 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 flat; 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $539 of loan paydown is wiped out by about $2k 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 29 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.59% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 5.2

CMA / ARV

• ARV (median comp): $146,896
• List price: $78,000
• Delta: -46.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 S 13th St	0.31mi	3/1.0 (+1)	999 (+3%)	9mo	$150,000	$150	68
1814 S 7th St	0.08mi	2/1.0	840 (-13%)	8mo	$159,900	$190	67
1506 S 9th St	0.24mi	2/1.0	830 (-14%)	0mo	$150,000	$181	64
1202 S 7th St	0.42mi	2/1.0	1,064 (+10%)	4mo	$139,000	$131	61
2014 S 9th St	0.22mi	2/1.0	1,112 (+15%)	7mo	$145,000	$130	60
1506 S 11th St	0.28mi	3/1.5 (+1)	1,056 (+9%)	23mo	$185,000	$175	46
914 S 2nd St	0.61mi	3/2.0 (+1)	1,081 (+12%)	1mo	$165,000	$153	42
710 Dunbar Rd	0.68mi	3/1.0 (+1)	1,112 (+15%)	11mo	$149,999	$135	29

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,587
• Equity at exit: $11,630

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $13,737
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$409
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $288

Break-even live

Break-even rent $873

Max offer price $78,000

Occupancy floor 72%

Sensitivity live

Price	-10% $332	-5% $310	+0% $288	+5% $266	+10% $244
Rent	-10% $190	-5% $239	+0% $288	+5% $337	+10% $386
Rate	-1.0pp $327	-0.5pp $308	base $288	+0.5pp $268	+1.0pp $247

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	24d	1	0.18mi
1615 S 11th St Temple, TX	2.0	1.0	1076	$1,995	$1.85	15d	1	0.19mi
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	15d	1	0.24mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	24d	1	0.45mi
2405 S 13th St Temple, TX	1.0–2.0	1.0–2.0	835	$1,065	$1.28	15d	4	0.48mi
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	24d	1	0.52mi
1305 S 21st St Temple, TX	2.0	1.0	900	$1,150	$1.28	45d	1	0.56mi
1118 Martin Luther King Junior Dr Unit D Temple, TX	1.0	1.0	572	$750	$1.31	15d	1	0.60mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	22d	1	0.61mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	45d	1	0.61mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	45d	1	0.69mi
640 SW H K Dodgen Loop Temple, TX	1.0–2.0	1.0–2.0	857	$1,899	$2.22	15d	1	0.72mi
1201 S 25th St Temple, TX	2.0	1.0	852	$1,265	$1.48	24d	1	0.73mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	15d	1	0.78mi
902 S 23rd St Temple, TX	3.0	1.0	1040	$1,200	$1.15	24d	1	0.82mi
3114 Fenway Cir Temple, TX	1.0	1.0	850	$1,150	$1.35	45d	1	0.86mi
806 S 23rd St Temple, TX	3.0	2.0	1000	$1,445	$1.45	15d	1	0.87mi
1001 S 29th St Temple, TX	3.0	1.0	1080	$1,400	$1.30	24d	1	0.91mi
1409 S 35th St Temple, TX	2.0	1.0	1000	$1,195	$1.20	45d	1	0.96mi
3514 Fenway Cir Temple, TX	2.0	2.0	1107	$1,500	$1.36	15d	1	0.97mi
3424 Fenway Cir Temple, TX	1.0	1.0	807	$1,150	$1.43	24d	1	0.98mi
1107 S 33rd St Unit B Temple, TX	2.0	2.0	1009	$1,150	$1.14	15d	1	0.99mi
3226 S 13th St Temple, TX	1.0	1.0	770	$1,050	$1.36	45d	1	1.04mi
720 Azalea Dr Temple, TX	1.0–2.0	1.0–2.0	780	$1,375	$1.76	15d	10	1.05mi
2510 S 31st St Temple, TX	1.0–3.0	1.0–2.0	987	$1,318	$1.34	15d	26	1.06mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	15d	1	1.06mi
3306 S 13th St Temple, TX	2.0	2.0	1007	$1,350	$1.34	45d	1	1.06mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	15d	1	1.07mi
1104 S Terrace St Unit A Temple, TX	1.0	1.0	560	$750	$1.34	15d	1	1.07mi
901 S 20th St Unit b Temple, TX	1.0	1.0	615	$750	$1.22	15d	1	1.08mi
3311 Bordon Dr Temple, TX	1.0	1.0	770	$995	$1.29	45d	1	1.10mi
2102 Scott Blvd Temple, TX	1.0–3.0	1.0–2.0	924	$1,717	$1.86	15d	22	1.10mi
3312 Bordon Dr Temple, TX	1.0	1.0	770	$1,095	$1.42	15d	1	1.11mi
3323 Kickapoo Dr Temple, TX	2.0	2.0	1007	$1,400	$1.39	45d	1	1.11mi
1321 S 39th St Temple, TX	2.0	2.0	1006	$1,200	$1.19	45d	1	1.12mi
1053 Cavendish Ave Temple, TX	2.0	2.0	1007	$1,295	$1.29	45d	1	1.12mi
3350 S 13th St Temple, TX	1.0	1.0	770	$995	$1.29	45d	1	1.13mi
3349 Addison Way Temple, TX	1.0	1.0	770	$1,200	$1.56	45d	1	1.13mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	1.14mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	24d	1	1.14mi

Listing history 3 events

1. 2026-04-21
   listed $78,000 Active 174-char remark

   Show marketing remark (174 chars)

   Cute 2 bedroom, 1 bath home with 1 car garage convenient to downtown Temple, schools, shopping and commute. This home will be featured in an upcoming online auction on Hubzu.

2. 2026-04-21
   listed $78,000 Active 174-char remark

   Show marketing remark (174 chars)

   Cute 2 bedroom, 1 bath home with 1 car garage convenient to downtown Temple, schools, shopping and commute. This home will be featured in an upcoming online auction on Hubzu.

3. 1994-11-28
   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: $2,981 · $248/mo
• Projected year-2 tax: $2,981 · $248/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 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,858
• − Mortgage interest: −$4,369
• − Property taxes: −$2,981
• − Insurance: −$390
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,269
• Taxable income: $2,471
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $2,865/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

+0.0% since first listed

3 events — show timeline

• 2026-04-21 Listed $78,000 NTREIS
• 2026-04-21 Listed $78,000 CTXMLS
• 1994-11-28 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,981 · +4.3% YoY. Source: county tax records.