508 Henderson St · Temple, TX 76501

$45,000

4 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 10 Days on market

Built 1908 8,398 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The Double Lot/Investment Property has a ton of potential and room to build/renovate into your own oasis! Motivated seller! Please verify independently dimension.

Key facts

• 8,398 sq ft lot
• 2 garage spots
• Built 1908

Property features AI

Exterior

• Parking: Attached or detached garage (2-car) — has garage with 2 spaces
• Utilities: Utilities details: see remarks
• Construction: Year built source: assessor; Construction details: see remarks
• Exterior features: See remarks for exterior features; City lot; Water feature: other (see remarks)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Heating details: see remarks
• Interior features: See remarks for additional interior details; Property listed as fixer and resale
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 25.5% 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; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.05% ✓
• Cap rate: 25.50%
• Cash-on-cash: 68.58%
• DSCR: 4.05
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $168,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 S 30th St	0.52mi	3/2.0 (-1)	1,084 (-2%)	1mo	$186,000	$172	64
914 S 2nd St	0.60mi	3/2.0 (-1)	1,081 (-2%)	1mo	$165,000	$153	59
710 Dunbar Rd	0.60mi	3/1.0 (-1)	1,112 (+1%)	11mo	$149,999	$135	56
1005 S 22nd St	0.48mi	3/2.0 (-1)	958 (-13%)	2mo	$187,000	$195	46
306 Fowler Dr	0.74mi	3/2.0 (-1)	1,166 (+6%)	3mo	$178,000	$153	44
703 E Avenue North	0.64mi	3/2.0 (-1)	1,248 (+14%)	1mo	$157,500	$126	38
815 S 24th St	0.45mi	3/2.0 (-1)	1,248 (+14%)	16mo	$179,000	$143	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 68.6%
• Equity multiple: 4.11×
• Total profit: $39,234
• Equity at exit: $6,710

10-year hold

• IRR: 72.8%
• Equity multiple: 8.62×
• Total profit: $95,957
• Equity at exit: $3,891

Cash invested: $12,600 (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 76501

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$236
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $720

Break-even live

Break-even rent $459

Max offer price $45,000

Occupancy floor 42%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.01mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	13d	1	0.02mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	0.05mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	0.05mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.06mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	0.13mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	0.13mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	23d	1	0.22mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	13d	1	0.22mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	43d	1	0.22mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	13d	1	0.30mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	23d	1	0.33mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	23d	1	0.34mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	43d	1	0.34mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	13d	1	0.35mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	43d	1	0.35mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	43d	1	0.40mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	43d	1	0.40mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	13d	1	0.41mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	43d	1	0.42mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	13d	1	0.43mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.47mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.48mi
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	0.58mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	0.59mi
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	23d	1	0.59mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	0.63mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	0.63mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.64mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.69mi
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	43d	1	0.74mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	23d	1	0.79mi
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	13d	1	0.87mi
110 Dolphin Dr Unit A Temple, TX	3.0	2.0	1378	$1,350	$0.98	13d	1	0.94mi
218 Dolphin Dr Unit 218 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.95mi
121 Dolphin Dr Unit 121 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.96mi
222 Dolphin Dr Unit 222 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	13d	1	0.96mi
117 Dolphin Dr Unit 117 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.96mi
1407 S 5th St Temple, TX	3.0	2.5	1300	$1,465	$1.13	13d	1	0.97mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.97mi

Listing history 8 events

1. 2026-06-18
   days on market $45,000 Active 10 DOM
2. 2026-06-17
   days on market $45,000 Active 9 DOM
3. 2026-06-16
   days on market $45,000 Active 8 DOM
4. 2026-06-15
   days on market $45,000 Active 7 DOM
5. 2026-06-14
   days on market $45,000 Active 5 DOM
6. 2026-06-10
   days on market $45,000 Active 2 DOM
7. 2026-06-09
   remarks 162-char remark
8. 2026-06-09
   listed $45,000 Active 1 DOM

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/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 7/10 Severe 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $16,447
• − Mortgage interest: −$2,521
• − Property taxes: −$1,295
• − Insurance: −$225
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,309
• Taxable income: $8,466
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $6,610/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

+12.5% since first listed

7 events — show timeline

• 2026-06-08 Listed $45,000 CTXMLS
• 2024-12-16 Pending — CTXMLS
• 2024-12-16 Listing Removed — CTXMLS
• 2024-12-05 Relisted — CTXMLS
• 2024-12-02 Pending — CTXMLS
• 2024-11-13 Listed $40,000 CTXMLS
• 2008-09-08 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2026): $1,295 · -0.5% YoY. Source: county tax records.