1722 Rapids Dr · Temple, TX 76502

$254,785

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition Est $289k · 12% under

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Why this score? — see what drove the D+ 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 +12.9/15.0
• Cash flow +12.5/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +2.7/10.0
• Rent growth +2.3/5.0
• 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. Upstairs, all five bedrooms are thoughtfully arranged alongside the laundry room for easy

Key facts

• Designed kitchen
• Large island
• Franklin floorplan

Tags

• FRANKLIN FLOORPLAN
• OPEN CONCEPT LIVING AREA
• DESIGNED KITCHEN
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES
• GENEROUS COUNTER SPACE

Property features AI

Finance

• Other: Address: 1722 Rapids Dr, Temple TX 76502; Listing provided by Zillow
• Financial info: List price $254,785

Exterior

• Home design: Spec home — Franklin plan
• Exterior features: Living area approximately 1,892

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full baths and 1 half bath (2.5 total)
• Interior features: Active listing

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (14.4% below list).
• Recommended offer: $218k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 soft (-0.8%/yr); 1118 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 32% 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 32 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,033 (14.4% 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 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $289,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7429 Garden Glen Dr	0.46mi	4/2.0 (-1)	1,882 (-0%)	4mo	$279,499	$149	67
7719 Krenek Tap Dr	0.31mi	4/3.0 (-1)	2,043 (+8%)	2mo	$309,900	$152	64
2205 Koppe Tap Ln	0.29mi	4/3.0 (-1)	2,043 (+8%)	5mo	$305,900	$150	62
8202 Dominik Dr	0.51mi	4/2.0 (-1)	1,878 (-1%)	8mo	$274,900	$146	61
2313 Helena Dr	0.44mi	4/3.0 (-1)	2,043 (+8%)	3mo	$316,750	$155	57
2213 Koppe Tap Ln	0.30mi	4/2.0 (-1)	1,662 (-12%)	3mo	$268,255	$161	56
7824 Krenek Tap Dr	0.37mi	4/3.0 (-1)	2,043 (+8%)	8mo	$313,400	$153	56
2303 Koppe Tap Ln	0.33mi	4/2.0 (-1)	1,662 (-12%)	4mo	$280,900	$169	54
8109 Northgate Loop	0.37mi	4/2.0 (-1)	1,690 (-11%)	4mo	$245,000	$145	54
1643 Hillside Dr	0.27mi	4/2.0 (-1)	1,610 (-15%)	4mo	$249,900	$155	52
7823 Krenek Tap Dr	0.35mi	4/2.0 (-1)	1,662 (-12%)	5mo	$280,900	$169	52
1211 Lilac Ledge Dr	0.69mi	4/2.0 (-1)	1,820 (-4%)	3mo	$260,000	$143	52

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-50,082
• Equity at exit: $37,989

10-year hold

• IRR: -22.9%
• Equity multiple: 0.00×
• Total profit: $-71,312
• Equity at exit: $22,029

Cash invested: $71,340 (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 76502

• Rents YoY: -0.8%
• Active inventory: 1118
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,336
• Tax est. 1.5%: −$318 /mo · $3,822/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-38

Break-even live

Break-even rent $2,229

Max offer price $249,243

Occupancy floor 97%

Sensitivity live

Price	-10% $138	-5% $50	+0% $-38	+5% $-126	+10% $-214
Rent	-10% $-211	-5% $-124	+0% $-38	+5% $48	+10% $134
Rate	-1.0pp $90	-0.5pp $27	base $-38	+0.5pp $-104	+1.0pp $-171

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: $63,696
• Closing costs: $7,644
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7809 Montclair Dr Temple, TX	4.0	2.0	1818	$1,875	$1.03	24d	1	0.30mi
2231 Hornbeam St Temple, TX	4.0	2.0	1639	$2,123	$1.30	22d	1	0.74mi
2204 Hornbeam St Temple, TX	4.0	3.0	2012	$2,123	$1.06	44d	1	0.74mi
8515 Chena Ridge Dr Temple, TX	4.0	2.0	1700	$2,100	$1.24	14d	1	0.79mi
8614 Glade Dr Temple, TX	4.0	2.0	1552	$3,200	$2.06	44d	1	0.85mi
917 Hollyhock Dr Temple, TX	4.0	2.0	1600	$1,900	$1.19	14d	1	0.93mi
8015 Pineridge Way Temple, TX	4.0	2.0	1700	$1,850	$1.09	44d	1	0.94mi
1211 Fawn Lily Dr Temple, TX	4.0	2.5	2077	$2,145	$1.03	14d	1	0.98mi
717 Hollyhock Dr Temple, TX	4.0	3.0	2612	$2,495	$0.96	14d	1	1.00mi
1129 Stone Valley Rd Unit B Temple, TX	4.0	2.0	1479	$1,699	$1.15	44d	1	1.28mi
8612 Cantera Ridge Rd Temple, TX	4.0	2.0	1800	$1,895	$1.05	24d	1	1.29mi
1119 Stone Valley Rd Unit B Temple, TX	4.0	2.0	1479	$1,699	$1.15	44d	1	1.30mi
1126 Stone Valley Rd Unit A Temple, TX	4.0	2.0	1479	$1,800	$1.22	44d	1	1.32mi
1012 Ribeye Rd Temple, TX	4.0	2.0	1612	$1,850	$1.15	44d	1	1.32mi

Listing history 16 events

1. 2026-06-21
   days on market $254,785 Active 32 DOM
2. 2026-06-18
   days on market $254,785 Active 29 DOM
3. 2026-06-17
   days on market $254,785 Active 28 DOM
4. 2026-06-16
   days on market $254,785 Active 27 DOM
5. 2026-06-15
   days on market $254,785 Active 26 DOM
6. 2026-06-14
   days on market $254,785 Active 24 DOM
7. 2026-06-13
   days on market $254,785 Active 23 DOM
8. 2026-06-09
   days on market $254,785 Active 20 DOM
9. 2026-06-08
   days on market $254,785 Active 19 DOM
10. 2026-06-07
    days on market $254,785 Active 18 DOM
11. 2026-06-05
    days on market $254,785 Active 15 DOM
12. 2026-06-03
    days on market $254,785 Active 14 DOM
13. 2026-06-02
    days on market $254,785 Active 13 DOM
14. 2026-06-01
    days on market $254,785 Active 12 DOM
15. 2026-05-31
    days on market $254,785 Active 11 DOM
16. 2026-05-30
    days on market $254,785 Active 10 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: $26,164
• − Mortgage interest: −$14,272
• − Property taxes: −$3,822
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$7,412
• Taxable loss: −$4,802
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $693/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It has potential for further value increases through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home technology can increase both resale and rental value by making the home more attractive to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home technology can increase both resale and rental value by making the home more attractive to tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1890.0

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 0.59)
• 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%

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

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