809 S 36th St · Temple, TX 76501

$110,700

3 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 115 Days on market

Built 1962 6,825 sqft lot $85/sqft · 26% below area Est $150k · 26% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.6/10.0
• 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 MLS

This home features 3 bedrooms 2 bathrooms

Key facts

• 6,825 sq ft lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $101k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 leasing fast (median 14d on market — plan ~1-2 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 $765 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

• It's been on market 115 days — a 9% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,737 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (median comp): $149,940
• List price: $110,700
• Delta: -26.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 E Avenue G	0.12mi	4/2.0 (+1)	1,347 (+3%)	6mo	$102,000	$76	79
908 S 22nd St	0.44mi	3/2.0	1,318 (+1%)	6mo	$163,000	$124	73
1914 E Avenue G	0.11mi	3/2.0	1,452 (+11%)	9mo	$100,000	$69	70
707 S 34th St	0.09mi	3/1.5	1,436 (+10%)	10mo	$86,000	$60	69
815 S 24th St	0.30mi	3/2.0	1,248 (-5%)	16mo	$179,000	$143	65
902 S 24th St	0.33mi	4/2.0 (+1)	1,425 (+9%)	1mo	$184,999	$130	64
1106 S 26th St	0.35mi	2/1.0 (-1)	1,128 (-14%)	1mo	$30,500	$27	51
1504 E Central Ave	0.68mi	3/2.0	1,454 (+11%)	9mo	$90,000	$62	42
916 E Avenue B	0.72mi	3/2.0	1,428 (+9%)	19mo	$210,000	$147	36

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,884
• Equity at exit: $16,506

10-year hold

• IRR: 7.0%
• Equity multiple: 1.54×
• Total profit: $16,864
• Equity at exit: $9,571

Cash invested: $30,996 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$581
• Tax from tax record: −$297 /mo · $3,566/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $209

Break-even live

Break-even rent $1,169

Max offer price $110,700

Occupancy floor 80%

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: $27,675
• Closing costs: $3,321
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	23d	1	0.15mi
1702 E Heritage Ave Temple, TX	3.0	2.0	1718	$1,400	$0.81	43d	1	0.18mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	43d	1	0.25mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	43d	1	0.30mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	13d	1	0.32mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	43d	1	0.33mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.36mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	23d	1	0.36mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	0.39mi
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	0.40mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	13d	1	0.50mi
234 Dolphin Dr Unit 234 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.60mi
226 Dolphin Dr Unit 226 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	13d	1	0.60mi
222 Dolphin Dr Unit 222 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	13d	1	0.61mi
218 Dolphin Dr Unit 218 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.61mi
306 Dolphin Dr Unit 306 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.61mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.63mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	0.65mi
121 Dolphin Dr Unit 121 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.65mi
117 Dolphin Dr Unit 117 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	13d	1	0.67mi
110 Dolphin Dr Unit A Temple, TX	3.0	2.0	1378	$1,350	$0.98	13d	1	0.67mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	0.68mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.68mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	13d	1	0.68mi
307 Riptide Rd Temple, TX	3.0	2.0	1400	$1,500	$1.07	13d	1	0.69mi
103 Dolphin Dr Unit B Temple, TX	3.0	2.0	1373	$1,550	$1.13	43d	1	0.70mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	43d	1	0.71mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	43d	1	0.72mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	13d	1	0.72mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	23d	1	0.72mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	43d	1	0.72mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	13d	1	0.72mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	0.72mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	0.73mi
215 Riptide Rd Unit A Temple, TX	3.0	2.0	1345	$1,400	$1.04	43d	1	0.73mi
2310 Ocean Ave Unit A Temple, TX	3.0	2.0	1300	$1,425	$1.10	43d	1	0.73mi
2322 Ocean Ave Temple, TX	3.0	2.0	1300	$1,495	$1.15	13d	1	0.75mi
101 Riptide Rd Temple, TX	3.0	2.0	1310	$1,495	$1.14	21d	1	0.78mi
101 S 50th St Unit 1324867P Temple, TX	3.0	2.0	1194	$4,293	$3.60	21d	1	0.79mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	0.80mi

Listing history 32 events

1. 2026-06-18
   days on market $110,700 Active 115 DOM
2. 2026-06-17
   days on market $110,700 Active 114 DOM
3. 2026-06-16
   days on market $110,700 Active 113 DOM
4. 2026-06-15
   days on market $110,700 Active 112 DOM
5. 2026-06-14
   days on market $110,700 Active 110 DOM
6. 2026-06-10
   days on market $110,700 Active 107 DOM
7. 2026-06-09
   days on market $110,700 Active 106 DOM
8. 2026-06-08
   days on market $110,700 Active 105 DOM
9. 2026-06-07
   days on market $110,700 Active 104 DOM
10. 2026-06-03
    days on market $110,700 Active 100 DOM
11. 2026-06-02
    days on market $110,700 Active 99 DOM
12. 2026-06-01
    days on market $110,700 Active 98 DOM
13. 2026-05-31
    days on market $110,700 Active 97 DOM
14. 2026-05-30
    days on market $110,700 Active 96 DOM
15. 2026-04-10
    price $110,700 41-char remark

    Show marketing remark (41 chars)

    This home features 3 bedrooms 2 bathrooms

16. 2026-02-23
    listed $127,100 Active 41-char remark

    Show marketing remark (41 chars)

    This home features 3 bedrooms 2 bathrooms

17. 2023-03-31
    status Pending
18. 2023-03-22
    soldstatus
19. 2023-03-21
    soldstatus Closed
20. 2023-02-18
    historical Active Under Contract
21. 2023-02-11
    status Active
22. 2023-02-06
    historical Active Under Contract
23. 2023-02-06
    historical Active Under Contract
24. 2023-01-26
    price $194,000
25. 2023-01-26
    price $194,000
26. 2023-01-08
    listed $198,000 Active
27. 2023-01-05
    listed $198,000 Active
28. 2022-05-24
    status Pending
29. 2022-05-20
    listed $99,000 Active
30. 2006-04-26
    soldstatus
31. 2004-05-05
    soldstatus
32. 1995-04-07
    soldstatus

ⓘ 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: $3,566 · $297/mo
• Projected year-2 tax: $3,566 · $297/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $17,204
• − Mortgage interest: −$6,201
• − Property taxes: −$3,566
• − Insurance: −$554
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,220
• Taxable income: $911
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,287/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

+11.8% since first listed

18 events — show timeline

• 2026-04-10 Price Changed $110,700 HARMLS
• 2026-02-23 Listed $127,100 HARMLS
• 2023-03-31 Pending — CTXMLS
• 2023-03-22 Sold (Public Records) — Public Records
• 2023-03-21 Sold (MLS) — Unlock MLS
• 2023-02-18 Contingent — CTXMLS
• 2023-02-11 Relisted — CTXMLS
• 2023-02-06 Contingent — Unlock MLS
• 2023-02-06 Contingent — CTXMLS
• 2023-01-26 Price Changed $194,000 Unlock MLS
• 2023-01-26 Price Changed $194,000 CTXMLS
• 2023-01-08 Listed $198,000 Unlock MLS
• 2023-01-05 Listed $198,000 CTXMLS
• 2022-05-24 Pending — CTXMLS
• 2022-05-20 Listed $99,000 CTXMLS
• 2006-04-26 Sold (Public Records) — Public Records
• 2004-05-05 Sold (Public Records) — Public Records
• 1995-04-07 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,566 · +12.3% YoY. Source: county tax records.