1010 S 17th St · Temple, TX 76504

$85,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 38 Days on market

Built 1934 5,501 sqft lot $92/sqft · 36% below area Est $132k · 36% under ↓ 39% since listing

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.7/10.0
• 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

Check out this cozy 2 bed, 1 bath home in Temple. Add your own special touches to make it yours!!! 2 bedrooms, good size living room, eat in kitchen. Outside you have 2 storage buildings and trees. Don't wait to call!!!

Key facts

• 5,501 sq ft lot
• Built 1934
• Listed 38 days

Property features AI

Finance

• Other: City lot, less than quarter acre; Chain link fencing in back yard; City street frontage

Exterior

• Utilities: Public water; Public sewer; Public trash collection
• Home design: Single-story; Frame construction
• Construction: Frame construction; Composition/Shingle roof; Pillar/post/pier foundation; Built year source: Assessor
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Kitchen (eat-in)
• Bedrooms: Two bedrooms (one labeled 'Bedroom', one labeled 'Bedroom 2')
• Flooring: Linoleum; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Heating present; One cooling unit
• Interior features: Eat-in kitchen
• Laundry & utility: Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 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 $588 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 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.33% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 6.3

CMA / ARV

• ARV (median comp): $132,500
• List price: $85,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 S 23rd St	0.27mi	2/1.0	973 (+6%)	8mo	$55,000	$57	72
1014 S 29th St	0.41mi	2/1.0	981 (+7%)	1mo	$60,000	$61	69
1506 S 9th St	0.37mi	2/1.0	830 (-10%)	0mo	$150,000	$181	66
202 S 25th St	0.68mi	2/1.0	904 (-2%)	8mo	$90,000	$100	59
1514 S 13th St	0.33mi	3/1.0 (+1)	999 (+9%)	9mo	$150,000	$150	57
1814 S 7th St	0.59mi	2/1.0	840 (-9%)	8mo	$159,900	$190	51
718 S 19th St	0.23mi	3/2.0 (+1)	1,000 (+9%)	20mo	$61,000	$61	50
1907 S 15th St	0.57mi	2/1.0	784 (-15%)	7mo	$100,000	$128	43
1506 S 11th St	0.34mi	3/1.5 (+1)	1,056 (+15%)	22mo	$185,000	$175	34
309 S 31st St	0.70mi	1/1.0 (-1)	788 (-14%)	6mo	$75,000	$95	33

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-6,203
• Equity at exit: $12,674

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-3,059
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$446
• Tax from tax record: −$248 /mo · $2,976/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $164

Break-even live

Break-even rent $923

Max offer price $85,000

Occupancy floor 81%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	23d	1	0.07mi
1305 S 21st St Temple, TX	2.0	1.0	900	$1,150	$1.28	43d	1	0.18mi
902 S 23rd St Temple, TX	3.0	1.0	1040	$1,200	$1.15	23d	1	0.25mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.26mi
1201 S 25th St Temple, TX	2.0	1.0	852	$1,265	$1.48	23d	1	0.26mi
806 S 23rd St Temple, TX	3.0	2.0	1000	$1,445	$1.45	13d	1	0.29mi
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	13d	1	0.34mi
1001 S 29th St Temple, TX	3.0	1.0	1080	$1,400	$1.30	23d	1	0.41mi
1615 S 11th St Temple, TX	2.0	1.0	1076	$1,995	$1.85	13d	1	0.41mi
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	23d	1	0.41mi
1107 S 33rd St Unit B Temple, TX	2.0	2.0	1009	$1,150	$1.14	13d	1	0.53mi
1404 West Ave E Unit A Temple, TX	1.0	1.0	800	$895	$1.12	13d	1	0.58mi
1404 West Ave E Unit B Temple, TX	1.0	1.0	800	$995	$1.24	13d	1	0.58mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	0.59mi
1409 S 35th St Temple, TX	2.0	1.0	1000	$1,195	$1.20	43d	1	0.65mi
1802 West Avenue H Unit A Temple, TX	1.0	1.0	730	$700	$0.96	43d	1	0.67mi
1802 West Avenue H Unit D Temple, TX	2.0	1.0	700	$850	$1.21	43d	1	0.67mi
1321 S 39th St Temple, TX	2.0	2.0	1006	$1,200	$1.19	43d	1	0.76mi
1118 Martin Luther King Junior Dr Unit D Temple, TX	1.0	1.0	572	$750	$1.31	13d	1	0.77mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	13d	1	0.79mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	0.87mi
2405 S 13th St Temple, TX	1.0–2.0	1.0–2.0	835	$1,065	$1.28	13d	4	0.91mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	0.96mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	43d	1	0.99mi
2102 Scott Blvd Temple, TX	1.0–3.0	1.0–2.0	924	$1,717	$1.86	13d	22	1.01mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	43d	1	1.04mi
640 SW H K Dodgen Loop Temple, TX	1.0–2.0	1.0–2.0	857	$1,899	$2.22	13d	1	1.07mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	1.10mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	1.12mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	43d	1	1.13mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	1.14mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	1.15mi
2510 S 31st St Temple, TX	1.0–3.0	1.0–2.0	987	$1,318	$1.34	13d	26	1.16mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	1.19mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	1.20mi
514 E Central Ave Unit B Temple, TX	1.0	1.0	560	$695	$1.24	13d	1	1.20mi
510 S Knob St Unit A Temple, TX	1.0	1.0	560	$650	$1.16	43d	1	1.21mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	13d	1	1.22mi
513 S Knob St Unit B Temple, TX	1.0	1.0	560	$550	$0.98	43d	1	1.23mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	43d	1	1.25mi

Listing history 23 events

1. 2026-06-18
   status $85,000 Pending 38 DOM
2. 2026-06-18
   days on market $85,000 Active 38 DOM
3. 2026-06-17
   days on market $85,000 Active 37 DOM
4. 2026-06-16
   days on market $85,000 Active 36 DOM
5. 2026-06-15
   days on market $85,000 Active 35 DOM
6. 2026-06-14
   days on market $85,000 Active 33 DOM
7. 2026-06-10
   days on market $85,000 Active 30 DOM
8. 2026-06-09
   days on market $85,000 Active 29 DOM
9. 2026-06-08
   days on market $85,000 Active 28 DOM
10. 2026-06-07
    days on market $85,000 Active 27 DOM
11. 2026-06-03
    days on market $85,000 Active 23 DOM
12. 2026-06-02
    days on market $85,000 Active 22 DOM
13. 2026-06-01
    days on market $85,000 Active 21 DOM
14. 2026-05-31
    days on market $85,000 Active 20 DOM
15. 2026-05-30
    days on market $85,000 Active 19 DOM
16. 2026-05-18
    price $85,000 219-char remark
17. 2026-05-11
    listed $90,000 Active 219-char remark
18. 2026-04-07
    historical
19. 2026-02-19
    listed $90,000 Active
20. 2024-05-01
    status Pending
21. 2024-04-30
    soldstatus
22. 2024-04-09
    historical Active Under Contract
23. 2024-03-24
    listed $139,000 Active

ⓘ 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: $2,976 · $248/mo
• Projected year-2 tax: $2,976 · $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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 21 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: $13,563
• − Mortgage interest: −$4,761
• − Property taxes: −$2,976
• − Insurance: −$425
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,473
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,782/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

-38.8% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $85,000 CTXMLS
• 2026-05-11 Listed $90,000 CTXMLS
• 2026-04-07 Listing Removed — CTXMLS
• 2026-02-19 Listed $90,000 CTXMLS
• 2024-05-01 Pending — CTXMLS
• 2024-04-30 Sold (Public Records) — Public Records
• 2024-04-09 Contingent — CTXMLS
• 2024-03-24 Listed $139,000 CTXMLS

Property tax history

+8.4%/yr

Latest (2026): $2,976 · -7.8% YoY. Source: county tax records.