Colorado Plan · Temple, TX 76502

$257,900

4 bd · 2.0 ba · 1,545 sqft · SingleFamily · 139 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Colorado Floor Plan - 4-Bedroom, 2-Bathroom Single-Story Home with Open Living and Cottage Style CharmThe Colorado floor plan by Omega Builders offers a welcoming cottage style design paired with a spacious and efficient single-story layout. With 4 bedrooms, 2 bathrooms, and 1,545 square feet, this home is thoughtfully crafted to meet the needs of modern families, professionals, and first-time buyers. At the heart of the home is the open-concept living area, where the family room, dining space, and kitchen seamlessly connect to create an inviting setting for everyday living and entertaining. The kitchen is highlighted by a large island that provides ample workspace and serves as a central gathering point, along with a spacious pantry for added convenience. Storage solutions are abundant throughout the layout. One of the secondary bedrooms includes a walk-in closet, helping keep everything organized and functional. The primary suite offers a private retreat with a well-appointed bathroom and a large walk-in closet. Additional features include a 2-car garage and an open-air patio that extends the living space outdoors, perfect for relaxing evenings or hosting guests year-round. With its smart layout, charming style, and practical features, the Colorado floor plan delivers comfort and flexibility for today's homeowners.

Key facts

• Spacious pantry
• Large island
• Walk in closet

Tags

• OPEN CONCEPT LIVING AREA
• LARGE ISLAND
• SPACIOUS PANTRY
• WALK IN CLOSET
• PRIVATE RETREAT
• OPEN AIR PATIO

🏗️ New construction. The $257,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,647.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (26.8% below list).
• Recommended offer: $189k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Temple — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.8%/yr); 1312 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 139 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,710 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $274,647
• List price: $257,900
• Delta: -6.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2042 Yarrelton Dr	0.11mi	4/2.0	1,536 (-1%)	9mo	$265,000	$173	87
1621 Cedar River Ln	0.44mi	4/2.0	1,603 (+4%)	7mo	$295,000	$184	68
1518 Flatland Trl	0.55mi	3/2.0 (-1)	1,505 (-3%)	3mo	$284,000	$189	62
1522 Curlew Ln	0.68mi	3/2.0 (-1)	1,565 (+1%)	4mo	$270,000	$173	57
3804 Oglala Trl	0.62mi	3/2.0 (-1)	1,473 (-5%)	3mo	$279,000	$189	56
3722 Oglala Trl	0.63mi	4/2.0	1,683 (+9%)	2mo	$304,500	$181	54
3512 Oglala Trl	0.73mi	4/2.0	1,659 (+7%)	0mo	$259,000	$156	53
1619 Flatland Trl	0.49mi	3/2.0 (-1)	1,400 (-9%)	5mo	$180,100	$129	52
1623 Fiddle Wood Way	0.57mi	4/3.0	1,771 (+15%)	1mo	$290,000	$164	44
1423 Flatland Trl	0.57mi	3/2.0 (-1)	1,316 (-15%)	0mo	$265,000	$201	44
3816 Oglala Trl	0.60mi	3/2.0 (-1)	1,316 (-15%)	3mo	$272,000	$207	40
1514 Black Kettle Trl	0.74mi	3/2.0 (-1)	1,318 (-15%)	2mo	$204,700	$155	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: 0.01×
• Total profit: $-75,942
• Equity at exit: $40,951

10-year hold

• IRR: -52.8%
• Equity multiple: -0.57×
• Total profit: $-120,782
• Equity at exit: $23,746

Cash invested: $76,901 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 13 under contract
• Months of supply: 26.3 mo (4%/mo absorbed)
• Median asking: $259,000 ($163/sqft)
• Median days on market: 131 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76502

• Rents YoY: -0.8%
• Active inventory: 1312
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,440
• Tax est. 1.5%: −$343 /mo · $4,120/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-407

Break-even live

Break-even rent $2,403

Max offer price $215,722

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-312	+0% $-407	+5% $-502	+10% $-597
Rent	-10% $-556	-5% $-482	+0% $-407	+5% $-333	+10% $-258
Rate	-1.0pp $-269	-0.5pp $-337	base $-407	+0.5pp $-478	+1.0pp $-551

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: $68,662
• Closing costs: $8,239
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4926 Bellfalls Ct Temple, TX	3.0	2.0	1320	$3,900	$2.95	93d	1	0.36mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,950	$3.05	72d	1	0.53mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,950	$3.05	93d	1	0.53mi
1607 Sideoats Ln Temple, TX	3.0	2.0	1533	$1,899	$1.24	93d	1	0.56mi
1503 Sideoats Ln Temple, TX	4.0	3.0	1830	$1,795	$0.98	72d	1	0.61mi
1423 Fiddle Wood Way Temple, TX	4.0	2.0	1878	$1,950	$1.04	93d	1	0.66mi
1614 Curlew Ln Temple, TX	3.0	2.0	1528	$1,795	$1.17	63d	1	0.66mi
1423 Curlew Ln Temple, TX	4.0	2.0	1603	$1,875	$1.17	93d	1	0.70mi
1526 Black Kettle Trl Temple, TX	3.0	2.0	1413	$1,750	$1.24	93d	1	0.73mi
1907 Delano Dr Temple, TX	3.0	2.0	1265	$1,700	$1.34	70d	1	0.77mi
1909 Euclid Dr Temple, TX	3.0	2.0	1616	$1,600	$0.99	72d	1	0.82mi
2072 Dade Loop Unit DADE2072 Temple, TX	3.0	2.0	1257	$1,535	$1.22	63d	1	0.84mi
2152 Meridian Loop Temple, TX	3.0	2.0	1359	$1,700	$1.25	63d	1	0.93mi
1622 Lummus Dr Temple, TX	3.0	2.5	1518	$1,600	$1.05	93d	1	0.94mi
1551 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	93d	1	0.97mi
1515 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	72d	1	1.03mi
108 McFaddan Ln Temple, TX	4.0	2.0	1799	$1,795	$1.00	93d	1	1.20mi
1418 Eaton Dr Temple, TX	3.0–4.0	2.0	1529	$2,145	$1.40	63d	13	1.23mi
2509 Elk Creek St Temple, TX	4.0	2.0	1740	$1,825	$1.05	72d	1	1.23mi
216 Pullman Place Blvd Temple, TX	3.0	2.0	1206	$1,600	$1.33	93d	1	1.27mi
105 Pullman Place Blvd Temple, TX	3.0	2.0	1458	$1,675	$1.15	63d	1	1.35mi
208A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	93d	1	1.42mi
212A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	93d	1	1.44mi
2420 Alterman Dr Unit A Temple, TX	3.0	2.0	1335	$1,325	$0.99	72d	1	1.48mi
6506 Ambrose Cir Temple, TX	3.0	2.5	2150	$2,600	$1.21	93d	1	1.48mi
5106 Whistle Stop Dr Temple, TX	3.0	2.0	2040	$1,950	$0.96	70d	1	1.49mi
5106 Whistle Stop Dr Temple, TX	3.0	2.0	2040	$2,050	$1.00	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $257,900 Active 139 DOM
2. 2026-08-07
   days on market $257,900 Active 138 DOM
3. 2026-08-06
   days on market $257,900 Active 137 DOM
4. 2026-08-05
   days on market $257,900 Active 136 DOM
5. 2026-08-04
   days on market $257,900 Active 135 DOM
6. 2026-08-03
   days on market $257,900 Active 134 DOM
7. 2026-07-31
   days on market $257,900 Active 131 DOM
8. 2026-07-30
   days on market $257,900 Active 130 DOM
9. 2026-07-29
   days on market $257,900 Active 129 DOM
10. 2026-07-27
    days on market $257,900 Active 127 DOM
11. 2026-07-25
    days on market $257,900 Active 125 DOM
12. 2026-07-24
    days on market $257,900 Active 124 DOM
13. 2026-07-23
    days on market $257,900 Active 123 DOM
14. 2026-07-22
    days on market $257,900 Active 122 DOM
15. 2026-07-21
    days on market $257,900 Active 121 DOM
16. 2026-07-18
    days on market $257,900 Active 118 DOM
17. 2026-07-16
    days on market $257,900 Active 116 DOM
18. 2026-07-16
    days on market $257,900 Active 115 DOM
19. 2026-07-14
    days on market $257,900 Active 114 DOM
20. 2026-07-13
    days on market $257,900 Active 113 DOM
21. 2026-07-12
    days on market $257,900 Active 112 DOM
22. 2026-07-11
    pricedays on market $257,900 Active 111 DOM
23. 2026-07-10
    days on market $259,900 Active 110 DOM
24. 2026-07-09
    days on market $259,900 Active 109 DOM
25. 2026-07-08
    days on market $259,900 Active 108 DOM
26. 2026-07-07
    days on market $259,900 Active 107 DOM
27. 2026-07-06
    days on market $259,900 Active 106 DOM
28. 2026-07-05
    days on market $259,900 Active 105 DOM
29. 2026-07-04
    days on market $259,900 Active 104 DOM
30. 2026-07-03
    days on market $259,900 Active 103 DOM
31. 2026-07-02
    days on market $259,900 Active 102 DOM
32. 2026-07-01
    days on market $259,900 Active 101 DOM
33. 2026-06-30
    days on market $259,900 Active 100 DOM
34. 2026-06-29
    days on market $259,900 Active 99 DOM
35. 2026-06-28
    days on market $259,900 Active 98 DOM
36. 2026-06-28
    days on market $259,900 Active 97 DOM
37. 2026-06-27
    days on market $259,900 Active 96 DOM
38. 2026-06-25
    days on market $259,900 Active 94 DOM
39. 2026-06-23
    days on market $259,900 Active 92 DOM
40. 2026-06-22
    days on market $259,900 Active 91 DOM
41. 2026-06-18
    days on market $259,900 Active 88 DOM
42. 2026-06-17
    days on market $259,900 Active 87 DOM
43. 2026-06-16
    days on market $259,900 Active 86 DOM
44. 2026-06-15
    days on market $259,900 Active 85 DOM
45. 2026-06-14
    days on market $259,900 Active 83 DOM
46. 2026-06-10
    days on market $259,900 Active 80 DOM
47. 2026-06-09
    days on market $259,900 Active 79 DOM
48. 2026-06-08
    days on market $259,900 Active 78 DOM
49. 2026-06-07
    days on market $259,900 Active 77 DOM
50. 2026-06-03
    days on market $259,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,645
• − Mortgage interest: −$15,384
• − Property taxes: −$4,120
• − Insurance: −$1,373
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$7,990
• Taxable loss: −$9,845
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-2,524/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $7,725–$23,175 screening

The Colorado floor plan is in excellent condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Middle Travis Science Academy F TX #892/1,662 Nat'l #7,813/14,009

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

B Composite livability gradescore 75/100

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 · 371,114 people
• City population: 96,587
• Metro: Killeen-Temple, TX
• Population (ZIP): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 1% Korean 1%

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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: ▼ -216.80%
• Current HPI: 166.927
• Rent YoY: ▼ -0.79%
• Metro: Killeen-Temple, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+1.6% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $259,900 Zillow
• 2026-03-22 Listed $255,900 Zillow