703 S 32nd St · Temple, TX 76501

$90,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 107 Days on market

Built 1961 6,316 sqft lot $99/sqft · 33% below area Est $135k · 33% under

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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).

• Cash flow +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• 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 MLS

Welcome to a home rich in character, history, and opportunity. Located in an established Temple neighborhood, this property offers a rare chance to own a residence filled with charm and endless potential. Towering magnolia and pecan trees grace both the front and backyard, creating a beautiful, natural canopy and providing shade, privacy, and a peaceful outdoor setting that’s hard to find. Inside, the home offers a solid foundation for renovation, redesign, or restoration — perfect for homeowners, investors, or visionaries ready to bring new life into a well-loved space. The spacious lot and mature landscaping provide an ideal backdrop for outdoor entertaining, gardening, or future expansion. This home has been cared for and lived in by the same family for many years, and it holds deep sentimental value. We respectfully ask for serious inquiries only and thoughtful consideration when submitting offers. In respect of the family’s long-standing connection to this home, only serious, STRONG, and well-considered offers will be entertained. Low-ball offers will NOT be considered.

Key facts

• Towering pecan trees
• Spacious lot
• Mature landscaping

Tags

• TOWERING MAGNOLIA TREES
• TOWERING PECAN TREES
• NATURAL CANOPY
• PEACEFUL OUTDOOR SETTING
• SPACIOUS LOT
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 rising (+3.4%/yr); 335 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $622 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $134,587
• List price: $90,000
• Delta: -33.13%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 S 22nd St	0.40mi	3/2.0 (+1)	958 (+5%)	2mo	$187,000	$195	63
1004 S 12th St	0.75mi	2/1.0	868 (-5%)	1mo	$30,500	$35	56

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,516
• Equity at exit: $13,419

10-year hold

• IRR: 6.5%
• Equity multiple: 1.50×
• Total profit: $12,597
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$472
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $166

Break-even live

Break-even rent $825

Max offer price $90,000

Occupancy floor 79%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701a S 24th St Unit A Temple, TX	1.0	1.0	550	$795	$1.45	43d	1	0.20mi
701 S 24th St Unit B Temple, TX	1.0	1.0	555	$795	$1.43	43d	1	0.20mi
606 S 26th St Apt A Temple, TX	1.0	1.0	580	$750	$1.29	13d	1	0.21mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	23d	1	0.21mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	23d	1	0.22mi
607 A S Terrace ST Unit A Temple, TX	1.0	1.0	560	$550	$0.98	43d	1	0.26mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.32mi
901 S 20th St Unit b Temple, TX	1.0	1.0	615	$750	$1.22	13d	1	0.37mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	43d	1	0.38mi
1104 S Terrace St Unit A Temple, TX	1.0	1.0	560	$750	$1.34	13d	1	0.41mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.44mi
513 S Knob St Unit B Temple, TX	1.0	1.0	560	$550	$0.98	43d	1	0.48mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.50mi
510 S Knob St Unit A Temple, TX	1.0	1.0	560	$650	$1.16	43d	1	0.51mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	0.53mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.54mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	0.56mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	0.59mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	0.59mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	0.75mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	13d	1	0.78mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	0.84mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	13d	1	0.84mi
1118 Martin Luther King Junior Dr Unit D Temple, TX	1.0	1.0	572	$750	$1.31	13d	1	0.89mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	43d	1	0.91mi
514 E Central Ave Unit B Temple, TX	1.0	1.0	560	$695	$1.24	13d	1	0.93mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	1.03mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	43d	1	1.13mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	43d	1	1.13mi
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	13d	1	1.30mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	1.38mi
807 N 6th St Unit A Temple, TX	1.0	1.0	560	$695	$1.24	13d	1	1.42mi
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	23d	1	1.43mi
807 N 4th St Unit A Temple, TX	1.0	1.0	615	$695	$1.13	13d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 107 DOM
2. 2026-06-17
   days on market $90,000 Active 106 DOM
3. 2026-06-16
   days on market $90,000 Active 105 DOM
4. 2026-06-15
   days on market $90,000 Active 104 DOM
5. 2026-06-14
   days on market $90,000 Active 102 DOM
6. 2026-06-10
   days on market $90,000 Active 99 DOM
7. 2026-06-09
   days on market $90,000 Active 98 DOM
8. 2026-06-08
   days on market $90,000 Active 97 DOM
9. 2026-06-07
   days on market $90,000 Active 96 DOM
10. 2026-06-03
    days on market $90,000 Active 92 DOM
11. 2026-06-02
    days on market $90,000 Active 91 DOM
12. 2026-06-01
    days on market $90,000 Active 90 DOM
13. 2026-05-31
    days on market $90,000 Active 89 DOM
14. 2026-05-30
    days on market $90,000 Active 88 DOM
15. 2025-12-24
    listed $90,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to a home rich in character, history, and opportunity. Located in an established Temple neighborhood, this property offers a rare chance to own a residence filled with charm and endless potential. Towering magnolia and pecan trees grace both the front and backyard, creating a beautiful, natural canopy and providing shade, privacy, and a peaceful outdoor setting that’s hard to find. Inside, the home offers a solid foundation for renovation, redesign, or restoration — perfect for homeowners, investors, or visionaries ready to bring new life into a well-loved space. The spacious lot and mature landscaping provide an ideal backdrop for outdoor entertaining, gardening, or future expansion. This home has been cared for and lived in by the same family for many years, and it holds deep sentimental value. We respectfully ask for serious inquiries only and thoughtful consideration when submitting offers. In respect of the family’s long-standing connection to this home, only serious, STRONG, and well-considered offers will be entertained. Low-ball offers will NOT be considered.

16. 1993-03-08
    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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $12,424
• − Mortgage interest: −$5,041
• − Property taxes: −$1,709
• − Insurance: −$450
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,618
• Taxable income: $617
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $1,844/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

2 events — show timeline

• 2025-12-24 Listed $90,000 NTREIS
• 1993-03-08 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,709 · +12.3% YoY. Source: county tax records.