Franklin Plan · Temple, TX 76502

$252,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 212 Days on market

Excellent condition 2-car garage

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.3/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into the stunning Franklin floorplan at Pepper Creek Crossing in Jarrell, Texas. Featuring 5 bedrooms, 2.5 bathrooms, and approximately 1,892 sq. ft. of meticulously crafted living space, this home is perfect for you. On the first floor, you'll find a spacious, open concept living area ideal for entertaining guests or enjoying family time. The beautifully designed kitchen is the heart of the home, showcasing a large island, sleek stainless-steel appliances, and generous counter space-perfect for cooking, serving, and gathering. A conveniently located half bath sits near the stairs for added ease.

Key facts

• 2 garage spots
• Listed 211 days

🏗️ New construction. The $252,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,163.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $253k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.9% below list).
• Recommended offer: $210k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% 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 soft (-0.8%/yr); 1692 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 212 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,351 (16.9% 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 212 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $282,163
• List price: $252,990
• Delta: -10.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7429 Garden Glen Dr	0.49mi	4/2.0 (-1)	1,882 (-0%)	9mo	$279,499	$149	62
7806 Harvey Dr	0.53mi	4/3.0 (-1)	2,035 (+8%)	1mo	$318,900	$157	54
7719 Krenek Tap Dr	0.48mi	4/3.0 (-1)	2,043 (+8%)	6mo	$309,900	$152	52
2205 Koppe Tap Ln	0.44mi	4/3.0 (-1)	2,043 (+8%)	9mo	$305,900	$150	52
8202 Dominik Dr	0.69mi	4/2.0 (-1)	1,878 (-1%)	13mo	$274,900	$146	49
2213 Koppe Tap Ln	0.45mi	4/2.0 (-1)	1,662 (-12%)	7mo	$268,255	$161	46
2313 Helena Dr	0.60mi	4/3.0 (-1)	2,043 (+8%)	7mo	$316,750	$155	46
7824 Krenek Tap Dr	0.54mi	4/3.0 (-1)	2,043 (+8%)	12mo	$313,400	$153	44
2303 Koppe Tap Ln	0.47mi	4/2.0 (-1)	1,662 (-12%)	8mo	$280,900	$169	44
8109 Northgate Loop	0.54mi	4/2.0 (-1)	1,690 (-11%)	9mo	$245,000	$145	42
7823 Krenek Tap Dr	0.52mi	4/2.0 (-1)	1,662 (-12%)	10mo	$280,900	$169	40
1643 Hillside Dr	0.44mi	4/2.0 (-1)	1,610 (-15%)	9mo	$249,900	$155	40

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-70,211
• Equity at exit: $42,071

10-year hold

• IRR: -40.2%
• Equity multiple: -0.37×
• Total profit: $-108,468
• Equity at exit: $24,396

Cash invested: $79,006 (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: 39 active · 20 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $290,095 ($166/sqft)
• Median days on market: 57 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -10.3% 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: 1692
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$1,480
• Tax est. 1.5%: −$353 /mo · $4,232/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-288

Break-even live

Break-even rent $2,468

Max offer price $240,461

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-191	+0% $-288	+5% $-386	+10% $-483
Rent	-10% $-454	-5% $-371	+0% $-288	+5% $-205	+10% $-122
Rate	-1.0pp $-146	-0.5pp $-216	base $-288	+0.5pp $-361	+1.0pp $-436

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: $70,541
• Closing costs: $8,465
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1753 Spence St Temple, TX	4.0	2.0	1639	$1,850	$1.13	51d	1	0.27mi
7445 Shady Meadows Ln Temple, TX	4.0	2.0	1614	$1,995	$1.24	0d	1	0.35mi
1443 Paddle Creek Ln Temple, TX	4.0	2.0	1633	$1,845	$1.13	49d	1	0.39mi
7809 Montclair Dr Temple, TX	4.0	2.0	1818	$1,875	$1.03	164d	1	0.43mi
7445 Mossy Ridge Ln Temple, TX	4.0	2.0	1635	$2,100	$1.28	0d	1	0.45mi
1926 Bayou Wood Ln Temple, TX	4.0	2.5	2591	$2,400	$0.93	10d	1	0.47mi
1236 Grand Oak Trl Temple, TX	4.0	2.0	1595	$1,695	$1.06	1d	1	0.53mi
1125 Lakeway Crossing Dr Temple, TX	4.0	3.0	1836	$2,095	$1.14	10d	1	0.57mi
4721 Highmont Dr Temple, TX	4.0	2.0	1616	$1,695	$1.05	5d	1	0.58mi
7508 Hudson Grove Dr Temple, TX	4.0	2.0	1507	$1,745	$1.16	1d	1	0.82mi
7508 Hudson Grove Dr Temple, TX	4.0	2.0	1507	$1,745	$1.16	0d	1	0.82mi
2207 Hornbeam St Temple, TX	4.0	2.0	1752	$1,845	$1.05	0d	1	0.85mi
2231 Hornbeam St Temple, TX	4.0	2.0	1639	$2,123	$1.30	162d	1	0.87mi
624 Ripplewood Dr Temple, TX	4.0	2.0	1700	$1,895	$1.11	15d	1	0.87mi
2204 Hornbeam St Temple, TX	4.0	3.0	2012	$2,123	$1.06	184d	1	0.88mi
2212 Hornbeam St Temple, TX	4.0	3.0	2012	$1,995	$0.99	0d	1	0.89mi
2247 Hornbeam St Temple, TX	4.0	2.0	1752	$2,000	$1.14	0d	1	0.89mi
8515 Chena Ridge Dr Temple, TX	4.0	2.0	1700	$2,100	$1.24	154d	1	0.92mi
2608 Wasilla Dr Temple, TX	4.0	3.0	1783	$2,020	$1.13	16d	1	0.95mi
8015 Pineridge Way Temple, TX	4.0	2.0	1700	$1,850	$1.09	184d	1	0.98mi
8614 Glade Dr Temple, TX	4.0	2.0	1552	$3,200	$2.06	184d	1	0.98mi
2604 Fox River Dr Temple, TX	4.0	2.0	1545	$1,775	$1.15	5d	1	1.00mi
917 Hollyhock Dr Temple, TX	4.0	2.0	1600	$1,900	$1.19	154d	1	1.00mi
2827 Fox River Dr Temple, TX	4.0	3.0	1830	$2,150	$1.17	5d	1	1.06mi
717 Hollyhock Dr Temple, TX	4.0	3.0	2612	$2,495	$0.96	154d	1	1.07mi
806 Hollyhock Dr Temple, TX	4.0	2.0	1600	$1,900	$1.19	0d	1	1.07mi
806 Hollyhock Dr Temple, TX	4.0	2.0	1600	$1,800	$1.12	10d	1	1.07mi
8903 Fritz Creek Dr Temple, TX	4.0	2.0	1545	$1,775	$1.15	1d	1	1.08mi
8903 Fritz Creek Dr Temple, TX	4.0	2.0	1545	$1,775	$1.15	11d	1	1.08mi
1211 Fawn Lily Dr Temple, TX	4.0	2.5	2077	$2,145	$1.03	154d	1	1.09mi
7924 Bridgepointe Dr Temple, TX	4.0	2.0	1462	$1,900	$1.30	0d	1	1.19mi
8009 Hawthorn Temple, TX	4.0	2.5	2014	$2,295	$1.14	10d	1	1.27mi
8612 Cantera Ridge Rd Temple, TX	4.0	2.0	1800	$1,995	$1.11	10d	1	1.36mi
1129 Stone Valley Rd Unit B Temple, TX	4.0	2.0	1479	$1,699	$1.15	184d	1	1.39mi
1137 Stone Valley Rd Unit B Temple, TX	4.0	2.0	1479	$1,700	$1.15	51d	1	1.39mi
1137 Stone Valley Rd Unit A Temple, TX	4.0	2.0	1479	$1,700	$1.15	10d	1	1.39mi
1137 Stone Valley Rd Temple, TX	4.0	2.0	1479	$1,700	$1.15	24d	1	1.39mi
1137 Stone Valley Rd Unit A Temple, TX	4.0	2.0	1479	$1,700	$1.15	14d	1	1.39mi
1104 Ribeye Rd Unit A Temple, TX	4.0	2.0	1479	$1,800	$1.22	8d	1	1.40mi
1119 Stone Valley Rd Unit B Temple, TX	4.0	2.0	1479	$1,699	$1.15	184d	1	1.41mi

Property features AI

Finance

• Other: Listing status: ActiveInventory type: Plan (new construction)
• Financial info: List price $252,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Franklin)
• Exterior features: Living area approximately 1892Address: Temple, TX (7208 Brookside Blvd)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Franklin (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $252,990 Active 212 DOM
2. 2026-11-07
   days on market $252,990 Active 211 DOM
3. 2026-11-06
   days on market $252,990 Active 210 DOM
4. 2026-11-05
   days on market $252,990 Active 209 DOM
5. 2026-11-04
   days on market $252,990 Active 208 DOM
6. 2026-11-02
   days on market $252,990 Active 206 DOM
7. 2026-11-01
   days on market $252,990 Active 205 DOM
8. 2026-10-31
   days on market $252,990 Active 204 DOM
9. 2026-10-30
   days on market $252,990 Active 203 DOM
10. 2026-10-29
    days on market $252,990 Active 202 DOM
11. 2026-10-28
    days on market $252,990 Active 201 DOM
12. 2026-10-27
    days on market $252,990 Active 200 DOM
13. 2026-10-26
    days on market $252,990 Active 199 DOM
14. 2026-10-25
    days on market $252,990 Active 198 DOM
15. 2026-10-24
    days on market $252,990 Active 197 DOM
16. 2026-10-23
    days on market $252,990 Active 196 DOM
17. 2026-10-22
    days on market $252,990 Active 195 DOM
18. 2026-10-21
    days on market $252,990 Active 194 DOM
19. 2026-10-20
    days on market $252,990 Active 193 DOM
20. 2026-10-19
    days on market $252,990 Active 192 DOM
21. 2026-10-18
    days on market $252,990 Active 191 DOM
22. 2026-10-17
    days on market $252,990 Active 190 DOM
23. 2026-10-16
    days on market $252,990 Active 189 DOM
24. 2026-10-15
    days on market $252,990 Active 188 DOM
25. 2026-10-14
    days on market $252,990 Active 187 DOM
26. 2026-10-13
    days on market $252,990 Active 186 DOM
27. 2026-10-12
    days on market $252,990 Active 185 DOM
28. 2026-10-11
    days on market $252,990 Active 184 DOM
29. 2026-10-10
    days on market $252,990 Active 183 DOM
30. 2026-10-09
    days on market $252,990 Active 182 DOM
31. 2026-10-08
    days on market $252,990 Active 181 DOM
32. 2026-10-07
    days on market $252,990 Active 180 DOM
33. 2026-10-06
    days on market $252,990 Active 179 DOM
34. 2026-10-05
    days on market $252,990 Active 178 DOM
35. 2026-10-04
    days on market $252,990 Active 177 DOM
36. 2026-10-04
    days on market $252,990 Active 176 DOM
37. 2026-10-02
    days on market $252,990 Active 175 DOM
38. 2026-10-01
    days on market $252,990 Active 174 DOM
39. 2026-09-30
    days on market $252,990 Active 173 DOM
40. 2026-09-29
    days on market $252,990 Active 172 DOM
41. 2026-09-28
    days on market $252,990 Active 171 DOM
42. 2026-09-27
    days on market $252,990 Active 170 DOM
43. 2026-09-26
    days on market $252,990 Active 169 DOM
44. 2026-09-25
    days on market $252,990 Active 168 DOM
45. 2026-09-24
    days on market $252,990 Active 167 DOM
46. 2026-09-23
    days on market $252,990 Active 166 DOM
47. 2026-09-22
    days on market $252,990 Active 165 DOM
48. 2026-09-21
    days on market $252,990 Active 164 DOM
49. 2026-09-20
    days on market $252,990 Active 163 DOM
50. 2026-09-18
    days on market $252,990 Active 161 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: $25,242
• − Mortgage interest: −$15,806
• − Property taxes: −$4,232
• − Insurance: −$1,411
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$8,208
• Taxable loss: −$8,454
• Est. tax savings @ 24.0%: +$2,029
• After-tax cash flow: $-1,429/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 · 1 photo

Excellent 95/100 None rehab

This Franklin Plan home in Temple, TX is in excellent condition with no visible repairs needed. It offers a good return on investment with updates to the exterior and interior that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Kitchen appliances upgrade — Modernizes the kitchen and can attract more buyers. ↑
• Resale Bathroom updates — Modernizes the bathrooms and can attract more buyers. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Middle Lamar Middle F TX #1,122/1,662 Nat'l #9,410/14,009

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%
• 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: Listing status: ActiveInventory type: Plan (new construction)
• Financial info: List price $252,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Franklin)
• Exterior features: Living area approximately 1892Address: Temple, TX (7208 Brookside Blvd)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Franklin (new construction plan)