1402 S 6th St · Temple, TX 76504

$120,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 27 Days on market

Built 1908 Est $153k · 22% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• 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

I love this home, but I want to move on from it. It & acirc; & euro; & trade; s livable and charming if you have the time and want to remodel. Right next door to the VA hospital. Central A/C is about 4 1/2 years old. Remodeling middle room. It & acirc; & euro; & trade; s time for someone who wants to put love into it. It needs repairs. SELLING AS IS. Also a beautiful yard and your own beautiful fig tree and Rosemary plant I planted and it bloomed beautifully.

Key facts

• Rosemary plant
• Fig tree
• Central a/c

Tags

• CENTRAL A/C
• BEAUTIFUL YARD
• FIG TREE
• ROSEMARY PLANT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 276 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 31% 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 $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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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: 1.15% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $153,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 E Avenue North	0.26mi	3/2.0	1,248 (+7%)	1mo	$157,500	$126	71
710 Dunbar Rd	0.25mi	3/1.0	1,112 (-5%)	11mo	$149,999	$135	71
914 S 2nd St	0.32mi	3/2.0	1,081 (-7%)	1mo	$165,000	$153	68
1014 S 3rd St	0.40mi	4/2.0 (+1)	1,199 (+3%)	5mo	$78,999	$66	64
1418 S 3rd St	0.30mi	2/1.0 (-1)	1,272 (+9%)	4mo	$164,000	$129	63
1202 S 7th St	0.45mi	2/1.0 (-1)	1,064 (-9%)	4mo	$139,000	$131	56
1106 S 26th St	0.74mi	2/1.0 (-1)	1,128 (-3%)	1mo	$30,500	$27	54
2014 S 9th St	0.66mi	2/1.0 (-1)	1,112 (-5%)	7mo	$145,000	$130	50
1718 S 15th St	0.71mi	3/2.0	1,116 (-4%)	8mo	$165,000	$148	49
1135 Newey Cir	0.66mi	3/2.0	1,280 (+10%)	0mo	$203,937	$159	49
908 S 22nd St	0.63mi	3/2.0	1,318 (+13%)	6mo	$163,000	$124	40
1514 S 13th St	0.62mi	3/1.0	999 (-14%)	9mo	$150,000	$150	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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,020
• Equity at exit: $17,892

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $533
• 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 76504

• Rents YoY: 0.3%
• Active inventory: 276
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$629
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $252

Break-even live

Break-even rent $1,067

Max offer price $120,000

Occupancy floor 77%

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
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	43d	1	0.09mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	0.18mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.19mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	0.27mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.30mi
1407 S 5th St Temple, TX	3.0	2.5	1300	$1,465	$1.13	13d	1	0.31mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	0.31mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	23d	1	0.34mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	13d	1	0.40mi
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	23d	1	0.42mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.47mi
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	13d	1	0.51mi
1615 S 11th St Temple, TX	2.0	1.0	1076	$1,995	$1.85	13d	1	0.52mi
2007 S 9th St Temple, TX	3.0	2.0	1484	$1,398	$0.94	13d	1	0.59mi
2110 S 5th St Unit B Temple, TX	3.0	2.0	1194	$1,195	$1.00	43d	1	0.60mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	13d	1	0.60mi
1809 S 13th St Temple, TX	3.0	1.5	1172	$1,350	$1.15	43d	1	0.62mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	0.64mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	0.64mi
1115 S #B S Terrace ST Unit Terrace St unit 1115 B Temple, TX	3.0	2.5	1355	$1,435	$1.06	43d	1	0.68mi
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	23d	1	0.70mi
2307 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	13d	1	0.71mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.71mi
2017 S 13th St Temple, TX	3.0	2.0	1429	$1,525	$1.07	23d	1	0.72mi
2311 Duntov Dr Unit a Temple, TX	3.0	2.0	1480	$1,400	$0.95	43d	1	0.73mi
2306 Duntov Dr Unit B Temple, TX	3.0	2.0	1300	$1,395	$1.07	21d	1	0.73mi
1018 Zora Dr Unit b Temple, TX	3.0	2.0	1310	$1,295	$0.99	43d	1	0.73mi
2306 Duntov Dr Unit A Temple, TX	3.0	2.0	1300	$1,395	$1.07	13d	1	0.73mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.74mi
2513 Rollett Dr Temple, TX	3.0	2.0	1275	$1,800	$1.41	23d	1	0.74mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	0.74mi
2316 Duntov Dr Unit B Temple, TX	3.0	2.0	1335	$1,523	$1.14	43d	1	0.74mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.75mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	0.75mi
2320 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	21d	1	0.75mi
1110 Zora Dr Unit B Temple, TX	3.0	2.0	1279	$1,495	$1.17	43d	1	0.77mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	13d	1	0.78mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.78mi
1114 Zora Dr Unit B Temple, TX	3.0	2.0	1279	$1,495	$1.17	43d	1	0.78mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	13d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 27 DOM
2. 2026-06-17
   days on market $120,000 Active 26 DOM
3. 2026-06-16
   days on market $120,000 Active 25 DOM
4. 2026-06-15
   days on market $120,000 Active 24 DOM
5. 2026-06-14
   days on market $120,000 Active 22 DOM
6. 2026-06-10
   days on market $120,000 Active 19 DOM
7. 2026-06-09
   days on market $120,000 Active 18 DOM
8. 2026-06-08
   days on market $120,000 Active 17 DOM
9. 2026-06-07
   days on market $120,000 Active 16 DOM
10. 2026-06-03
    days on market $120,000 Active 12 DOM
11. 2026-06-02
    days on market $120,000 Active 11 DOM
12. 2026-06-01
    days on market $120,000 Active 10 DOM
13. 2026-05-31
    days on market $120,000 Active 9 DOM
14. 2026-05-30
    days on market $120,000 Active 8 DOM
15. 2026-05-23
    listed $120,000 Active
16. 2025-05-09
    soldstatus
17. 2008-01-15
    soldstatus
18. 2006-10-27
    soldstatus
19. 1993-12-16
    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: $1,965 · $164/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$231/yr (+$19/mo · 11.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $16,627
• − Mortgage interest: −$6,722
• − Property taxes: −$1,965
• − Insurance: −$600
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,491
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,733/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

5 events — show timeline

• 2026-05-23 Listed $120,000 FSBO.com
• 2025-05-09 Sold (Public Records) — Public Records
• 2008-01-15 Sold (Public Records) — Public Records
• 2006-10-27 Sold (Public Records) — Public Records
• 1993-12-16 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,965 · +12.3% YoY. Source: county tax records.