517 N 12th St · Temple, TX 76501

$109,000

3 bd · 1.0 ba · 856 sqft · SingleFamily public records · 6 Days on market

Built 1918 5,501 sqft lot Est $143k · 24% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• 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

Tenant occupied with lease in place through August 1, 2027, generating $1000/month in rental income. Recent improvements include roof repairs and patching completed in 2025, foundation leveling with concrete and replacement of older kitchen cabinets. Buyers to independently verify all information.

Key facts

• Roof repairs
• Foundation leveling
• 5,501 sq ft lot

Tags

• ROOF REPAIRS
• FOUNDATION LEVELING

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water
• Home design: Single-story; Resale property; Built (year source: assessor); Entry on pillar/post/pier foundation
• Construction: Frame construction; Wood siding; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Storage structure; Back yard fencing; Paved road access; City lot

Interior

• Kitchen: Electric range; Some electric appliances
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Multiple (3+) cooling units
• Interior features: Ceiling fan(s); Storage (see remarks)
• Laundry & utility: Laundry inside

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$142,952) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• 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); 336 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $754 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $109,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $142,952
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 N 2nd St	0.51mi	2/1.0 (-1)	856 (0%)	9mo	$143,000	$167	64
815 E Elm Ave	0.25mi	2/2.0 (-1)	963 (+12%)	4mo	$70,000	$73	55

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,551
• Equity at exit: $16,252

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $14,473
• Equity at exit: $9,424

Cash invested: $30,520 (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: 336
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$572
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $197

Break-even live

Break-even rent $945

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $259	-5% $228	+0% $197	+5% $166	+10% $136
Rent	-10% $103	-5% $150	+0% $197	+5% $244	+10% $292
Rate	-1.0pp $252	-0.5pp $225	base $197	+0.5pp $169	+1.0pp $140

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	15d	1	0.12mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	45d	1	0.36mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	45d	1	0.41mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	15d	1	0.46mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	45d	1	0.55mi
214 E Munroe Ave Temple, TX	3.0	2.0	1084	$1,200	$1.11	45d	1	0.60mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	15d	1	0.73mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	15d	1	0.74mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	0.75mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	0.81mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	15d	1	0.86mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	15d	1	0.88mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	24d	1	0.97mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	45d	1	0.97mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	15d	1	0.98mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	24d	1	0.99mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	45d	1	1.01mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	22d	1	1.11mi
607 E Union Temple, TX	3.0	2.0	1099	$1,325	$1.21	15d	1	1.14mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	1.23mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	45d	1	1.29mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	45d	1	1.29mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	24d	1	1.34mi
507 E Zenith Ave Unit A Temple, TX	3.0	2.0	1100	$1,050	$0.95	15d	1	1.40mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	24d	1	1.44mi
806 S 23rd St Temple, TX	3.0	2.0	1000	$1,445	$1.45	15d	1	1.45mi
902 S 23rd St Temple, TX	3.0	1.0	1040	$1,200	$1.15	24d	1	1.49mi
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	24d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $109,000 Active 6 DOM
2. 2026-06-17
   days on market $109,000 Active 5 DOM
3. 2026-06-16
   days on market $109,000 Active 4 DOM
4. 2026-06-15
   days on market $109,000 Active 3 DOM
5. 2026-06-14
   remarks 298-char remark
6. 2026-06-14
   listed $109,000 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: $1,552 · $129/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$443/yr (+$37/mo · 28.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 20 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: $14,334
• − Mortgage interest: −$6,106
• − Property taxes: −$1,552
• − Insurance: −$545
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,171
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,208/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

6 events — show timeline

• 2026-06-13 Listed $109,000 CTXMLS
• 2015-06-19 Sold (Public Records) — Public Records
• 2013-06-11 Sold (Public Records) — Public Records
• 2011-07-28 Sold (Public Records) — Public Records
• 2003-01-24 Sold (Public Records) — Public Records
• 1977-11-21 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2026): $1,552 · +0.0% YoY. Source: county tax records.