2040 Ratibor Dr · Temple, TX 76502

$266,200

3 bd · 2.0 ba · 1,645 sqft · SingleFamily · 120 Days on market

Built 2026 Good condition $162/sqft · at area comps Est $273k · at est.

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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 +8.6/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Marfa 100: Single-Story New Construction Home with Oversized Walk-In Closet and Laundry Room StorageThe Marfa 100 at Hillside Village is a single-story new construction home in South Temple, TX with 1,645 square feet, three bedrooms, and two baths. The open-concept living area puts the kitchen in the middle of everything, so it's easy to keep an eye on what's happening. The island doubles as a prep space and a spot to post up with a laptop or a cup of coffee. The primary suite has an oversized walk-in closet and a grand shower in the primary bath, so it feels like a real retreat even in a single-story layout.

Key facts

• Laundry room storage
• Open-air patio
• 2 parking spots

Tags

• SINGLE-STORY NEW CONSTRUCTION
• OVERSIZED WALK-IN CLOSET
• LAUNDRY ROOM STORAGE
• OPEN-CONCEPT LIVING AREA
• OPEN-AIR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (28.8% below list).
• Recommended offer: $190k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% 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); 1512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 120 days — a 9% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,652 (28.8% 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 120 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $272,995
• List price: $266,200
• Delta: -2.49%
• 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	0.08mi	4/2.0 (+1)	1,536 (-7%)	10mo	$265,000	$173	72
1621 Cedar River Ln	0.45mi	4/2.0 (+1)	1,603 (-3%)	8mo	$295,000	$184	63
3722 Oglala Trl	0.64mi	4/2.0 (+1)	1,683 (+2%)	3mo	$304,500	$181	59
3512 Oglala Trl	0.74mi	4/2.0 (+1)	1,659 (+1%)	2mo	$259,000	$156	57
1518 Flatland Trl	0.57mi	3/2.0	1,505 (-8%)	4mo	$284,000	$189	56
1522 Curlew Ln	0.70mi	3/2.0	1,565 (-5%)	6mo	$270,000	$173	54
2501 Barnhardt Rd	0.56mi	2/2.0 (-1)	1,774 (+8%)	3mo	$75,000	$42	54
3804 Oglala Trl	0.63mi	3/2.0	1,473 (-10%)	4mo	$279,000	$189	50
1623 Fiddle Wood Way	0.59mi	4/3.0 (+1)	1,771 (+8%)	3mo	$290,000	$164	49
1619 Flatland Trl	0.50mi	3/2.0	1,400 (-15%)	7mo	$180,100	$129	46
1410 Flatland Trl	0.62mi	4/3.0 (+1)	1,777 (+8%)	3mo	$310,000	$174	46
3714 Oglala	0.65mi	3/3.0	1,473 (-10%)	11mo	$279,200	$190	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.06×
• Total profit: $-70,409
• Equity at exit: $39,691

10-year hold

• IRR: -47.1%
• Equity multiple: -0.48×
• Total profit: $-110,673
• Equity at exit: $23,016

Cash invested: $74,536 (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: 72 active · 18 under contract
• Months of supply: 28.8 mo (3%/mo absorbed)
• Median asking: $261,550 ($163/sqft)
• Median days on market: 108 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +1.6% 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: 1512
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,396
• Tax est. 1.5%: −$333 /mo · $3,993/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-341

Break-even live

Break-even rent $2,329

Max offer price $216,799

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-249	+0% $-341	+5% $-433	+10% $-525
Rent	-10% $-491	-5% $-416	+0% $-341	+5% $-266	+10% $-192
Rate	-1.0pp $-207	-0.5pp $-274	base $-341	+0.5pp $-410	+1.0pp $-481

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: $66,550
• Closing costs: $7,986
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2037 Yarrelton Dr Temple, TX	4.0	3.0	1789	$2,195	$1.23	0d	1	0.10mi
2034 Zabcikville Dr Temple, TX	4.0	3.0	1876	$1,980	$1.06	0d	1	0.13mi
4803 Bellfalls Ct Temple, TX	4.0	2.0	1883	$1,995	$1.06	0d	1	0.21mi
1905 Westphalia Dr Temple, TX	4.0	2.0	1661	$1,895	$1.14	0d	1	0.24mi
4926 Bellfalls Ct Temple, TX	3.0	2.0	1320	$3,900	$2.95	139d	1	0.30mi
3711 McCleland Creek Trl Temple, TX	3.0	2.0	1400	$1,750	$1.25	6d	1	0.50mi
1619 Sideoats Ln Temple, TX	3.0	2.0	1480	$1,750	$1.18	6d	1	0.52mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,550	$2.81	6d	1	0.52mi
3703 McCleland Creek Trl Temple, TX	4.0	2.0	1621	$4,950	$3.05	139d	1	0.52mi
1607 Sideoats Ln Temple, TX	3.0	2.0	1533	$1,899	$1.24	139d	1	0.54mi
1503 Sideoats Ln Temple, TX	4.0	3.0	1830	$1,795	$0.98	119d	1	0.58mi
1423 Fiddle Wood Way Temple, TX	4.0	2.0	1878	$1,950	$1.04	139d	1	0.63mi
1614 Curlew Ln Temple, TX	3.0	2.0	1528	$1,795	$1.17	109d	1	0.65mi
1615 Black Kettle Trl Temple, TX	4.0	3.0	1777	$2,050	$1.15	6d	1	0.67mi
1423 Curlew Ln Temple, TX	4.0	2.0	1603	$1,875	$1.17	139d	1	0.68mi
1526 Black Kettle Trl Temple, TX	3.0	2.0	1413	$1,750	$1.24	139d	1	0.72mi
1907 Delano Dr Temple, TX	3.0	2.0	1265	$1,700	$1.34	116d	1	0.78mi
3050 Dade Loop Unit DADE3050 Temple, TX	3.0	2.0	1512	$1,695	$1.12	3d	1	0.79mi
1909 Euclid Dr Temple, TX	3.0	2.0	1616	$1,600	$0.99	119d	1	0.84mi
1905 Euclid Dr Temple, TX	3.0	2.0	1265	$1,595	$1.26	3d	1	0.84mi
2072 Dade Loop Unit DADE2072 Temple, TX	3.0	2.0	1257	$1,535	$1.22	109d	1	0.87mi
2152 Meridian Loop Temple, TX	3.0	2.0	1359	$1,700	$1.25	109d	1	0.94mi
1622 Lummus Dr Temple, TX	3.0	2.5	1518	$1,600	$1.05	139d	1	0.95mi
1551 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	139d	1	0.98mi
1515 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	119d	1	1.04mi
108 McFaddan Ln Temple, TX	4.0	2.0	1799	$1,795	$1.00	139d	1	1.14mi
216 Pullman Place Blvd Temple, TX	3.0	2.0	1206	$1,550	$1.29	6d	1	1.21mi
1418 Eaton Dr Temple, TX	3.0–4.0	2.0	1529	$1,736	$1.14	0d	11	1.23mi
2509 Elk Creek St Temple, TX	4.0	2.0	1740	$1,825	$1.05	119d	1	1.25mi
105 Pullman Place Blvd Temple, TX	3.0	2.0	1458	$1,600	$1.10	6d	1	1.30mi
208A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	139d	1	1.36mi
212A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	139d	1	1.38mi
6506 Ambrose Cir Temple, TX	3.0	2.5	2150	$2,600	$1.21	139d	1	1.43mi
5106 Whistle Stop Dr Temple, TX	3.0	2.0	2040	$1,950	$0.96	0d	1	1.43mi
5106 Whistle Stop Dr Temple, TX	3.0	2.0	2040	$2,050	$1.00	139d	1	1.43mi
4409 Brutus Ln Unit B Temple, TX	3.0	2.0	1316	$1,250	$0.95	6d	1	1.48mi
2420 Alterman Dr Unit A Temple, TX	3.0	2.0	1335	$1,325	$0.99	119d	1	1.48mi
4403 Brutus Ln Unit B Temple, TX	3.0	2.0	1316	$1,400	$1.06	119d	1	1.48mi
4421 Brutus Ln Unit A Temple, TX	3.0	2.0	1316	$1,250	$0.95	6d	1	1.48mi
4521 Brutus Ln Unit B Temple, TX	3.0	2.0	1350	$1,395	$1.03	139d	1	1.48mi

Property features AI

Finance

• Other: Address: 2040 Ratibor Dr, Temple TX 76502Listing status: ActivePlan name: MarfaInventory type: Spec
• Financial info: List price $266,200

Exterior

• Parking: 2 parking spaces
• Utilities: Heat pump heatingCentral airCeiling fan(s)
• Home design: Spec new construction — Plan: Marfa
• Construction: Living area approximately 1645Composition roof
• Exterior features: Composition roof

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral airCeiling fan(s)
• Interior features: DishwasherDisposalMicrowave

Listing history 50 events

1. 2026-09-23
   days on market $266,200 Active 120 DOM
2. 2026-09-22
   days on market $266,200 Active 119 DOM
3. 2026-09-21
   days on market $266,200 Active 118 DOM
4. 2026-09-20
   days on market $266,200 Active 117 DOM
5. 2026-09-18
   days on market $266,200 Active 115 DOM
6. 2026-09-17
   days on market $266,200 Active 114 DOM
7. 2026-09-16
   days on market $266,200 Active 113 DOM
8. 2026-09-15
   days on market $266,200 Active 112 DOM
9. 2026-09-14
   days on market $266,200 Active 111 DOM
10. 2026-09-13
    days on market $266,200 Active 110 DOM
11. 2026-09-12
    days on market $266,200 Active 109 DOM
12. 2026-09-11
    days on market $266,200 Active 108 DOM
13. 2026-09-05
    days on market $266,200 Active 102 DOM
14. 2026-09-04
    days on market $266,200 Active 101 DOM
15. 2026-09-03
    days on market $266,200 Active 100 DOM
16. 2026-08-31
    days on market $266,200 Active 97 DOM
17. 2026-08-30
    days on market $266,200 Active 96 DOM
18. 2026-08-29
    days on market $266,200 Active 95 DOM
19. 2026-08-28
    days on market $266,200 Active 94 DOM
20. 2026-08-27
    days on market $266,200 Active 93 DOM
21. 2026-08-25
    days on market $266,200 Active 91 DOM
22. 2026-08-24
    days on market $266,200 Active 90 DOM
23. 2026-08-23
    days on market $266,200 Active 89 DOM
24. 2026-08-22
    days on market $266,200 Active 88 DOM
25. 2026-08-21
    days on market $266,200 Active 87 DOM
26. 2026-08-20
    days on market $266,200 Active 86 DOM
27. 2026-08-19
    days on market $266,200 Active 85 DOM
28. 2026-08-18
    days on market $266,200 Active 84 DOM
29. 2026-08-17
    days on market $266,200 Active 83 DOM
30. 2026-08-16
    days on market $266,200 Active 82 DOM
31. 2026-08-15
    days on market $266,200 Active 81 DOM
32. 2026-08-15
    days on market $266,200 Active 80 DOM
33. 2026-08-13
    days on market $266,200 Active 79 DOM
34. 2026-08-12
    days on market $266,200 Active 78 DOM
35. 2026-08-11
    days on market $266,200 Active 77 DOM
36. 2026-08-10
    days on market $266,200 Active 76 DOM
37. 2026-08-09
    days on market $266,200 Active 75 DOM
38. 2026-08-08
    days on market $266,200 Active 74 DOM
39. 2026-08-07
    days on market $266,200 Active 73 DOM
40. 2026-08-06
    days on market $266,200 Active 72 DOM
41. 2026-08-05
    days on market $266,200 Active 71 DOM
42. 2026-08-04
    days on market $266,200 Active 70 DOM
43. 2026-08-03
    days on market $266,200 Active 69 DOM
44. 2026-07-31
    days on market $266,200 Active 66 DOM
45. 2026-07-30
    days on market $266,200 Active 65 DOM
46. 2026-07-29
    days on market $266,200 Active 64 DOM
47. 2026-07-27
    days on market $266,200 Active 62 DOM
48. 2026-07-25
    days on market $266,200 Active 60 DOM
49. 2026-07-24
    days on market $266,200 Active 59 DOM
50. 2026-07-23
    days on market $266,200 Active 58 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,758
• − Mortgage interest: −$14,911
• − Property taxes: −$3,993
• − Insurance: −$1,331
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$7,744
• Taxable loss: −$8,862
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $-1,970/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 · 5 photos

Good 80/100 None rehab

This single-story new construction home in Hillside Village, Temple, TX, is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value. ↑
• Resale Replace bathroom vanity faucet — Modernizes the bathroom and adds value. ↑

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

Property features AI

Finance

• Other: Address: 2040 Ratibor Dr, Temple TX 76502Listing status: ActivePlan name: MarfaInventory type: Spec
• Financial info: List price $266,200

Exterior

• Parking: 2 parking spaces
• Utilities: Heat pump heatingCentral airCeiling fan(s)
• Home design: Spec new construction — Plan: Marfa
• Construction: Living area approximately 1645Composition roof
• Exterior features: Composition roof

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral airCeiling fan(s)
• Interior features: DishwasherDisposalMicrowave