115 N 20th St · Temple, TX 76501

$159,000

None bd · None ba · 1,120 sqft · Townhouse public records · 111 Days on market

Built 2005 0.31 ac lot $142/sqft · 11% below area Est $179k · 11% 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 +12.6/15.0
• Cash flow +10.3/30.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT opportunity on a spacious lot! This duplex features 2 one-bedroom, one-bathroom units. One unit is vacant and recently updated with fresh paint, new flooring, and modern countertops, offering a move-in-ready space ideal for an owner-occupant or new tenant. The second unit is tenant-occupied and provides immediate rental income, with a similar functional layout including a comfortable living area and in-unit laundry. Situated on a large lot with plenty of outdoor space and future potential, this property is perfect for investors or buyers looking to live in one unit while generating income from the other.

Key facts

• Recently updated
• New flooring
• In-unit laundry

Tags

• SPACIOUS LOT
• RECENTLY UPDATED
• NEW FLOORING
• MODERN COUNTERTOPS
• IN-UNIT LAUNDRY
• LARGE LOT

What this means for you Summary

Snapshot

• This is a townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (17.8% below list).
• Recommended offer: $131k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 111 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,647 (17.8% 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 111 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $179,135
• List price: $159,000
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-30,682
• Equity at exit: $23,707

10-year hold

• IRR: -11.5%
• Equity multiple: 0.30×
• Total profit: $-31,302
• Equity at exit: $13,747

Cash invested: $44,520 (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: 335
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$834
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-87

Break-even live

Break-even rent $1,416

Max offer price $143,663

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-42	+0% $-87	+5% $-132	+10% $-177
Rent	-10% $-190	-5% $-138	+0% $-87	+5% $-35	+10% $16
Rate	-1.0pp $-7	-0.5pp $-46	base $-87	+0.5pp $-128	+1.0pp $-170

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	44d	1	0.21mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	24d	1	0.29mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	44d	1	0.29mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	14d	1	0.29mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	14d	1	0.34mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	44d	1	0.38mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	44d	1	0.44mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	0.50mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	14d	1	0.51mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	14d	1	0.52mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	0.55mi
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	14d	1	0.57mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	24d	1	0.58mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	24d	1	0.61mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	44d	1	0.62mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	44d	1	0.62mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	14d	1	0.63mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	14d	1	0.64mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	44d	1	0.71mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	44d	1	0.75mi
110 Dolphin Dr Unit A Temple, TX	3.0	2.0	1378	$1,350	$0.98	14d	1	0.77mi
103 Dolphin Dr Unit B Temple, TX	3.0	2.0	1373	$1,550	$1.13	44d	1	0.79mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	14d	1	0.80mi
117 Dolphin Dr Unit 117 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	14d	1	0.80mi
121 Dolphin Dr Unit 121 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	14d	1	0.80mi
2310 Ocean Ave Unit A Temple, TX	3.0	2.0	1300	$1,425	$1.10	44d	1	0.81mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	14d	1	0.82mi
218 Dolphin Dr Unit 218 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	14d	1	0.83mi
2322 Ocean Ave Temple, TX	3.0	2.0	1300	$1,495	$1.15	14d	1	0.84mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	14d	1	0.84mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	44d	1	0.84mi
222 Dolphin Dr Unit 222 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	14d	1	0.85mi
226 Dolphin Dr Unit 226 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	14d	1	0.86mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	44d	1	0.88mi
234 Dolphin Dr Unit 234 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	14d	1	0.88mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	14d	1	0.89mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	0.89mi
904 N Main St Temple, TX	3.0	1.5	1228	$1,300	$1.06	24d	1	0.91mi
306 Dolphin Dr Unit 306 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	14d	1	0.91mi
101 Riptide Rd Temple, TX	3.0	2.0	1310	$1,495	$1.14	21d	1	0.92mi

Listing history 25 events

1. 2026-06-18
   days on market $159,000 Active 111 DOM
2. 2026-06-17
   days on market $159,000 Active 110 DOM
3. 2026-06-16
   days on market $159,000 Active 109 DOM
4. 2026-06-15
   days on market $159,000 Active 108 DOM
5. 2026-06-14
   days on market $159,000 Active 106 DOM
6. 2026-06-10
   days on market $159,000 Active 103 DOM
7. 2026-06-09
   days on market $159,000 Active 102 DOM
8. 2026-06-08
   days on market $159,000 Active 101 DOM
9. 2026-06-07
   days on market $159,000 Active 100 DOM
10. 2026-06-03
    days on market $159,000 Active 96 DOM
11. 2026-06-02
    days on market $159,000 Active 95 DOM
12. 2026-06-01
    days on market $159,000 Active 94 DOM
13. 2026-05-31
    days on market $159,000 Active 93 DOM
14. 2026-05-30
    days on market $159,000 Active 92 DOM
15. 2026-02-27
    listed $159,000 Active 622-char remark

    Show marketing remark (622 chars)

    INVESTMENT opportunity on a spacious lot! This duplex features 2 one-bedroom, one-bathroom units. One unit is vacant and recently updated with fresh paint, new flooring, and modern countertops, offering a move-in-ready space ideal for an owner-occupant or new tenant. The second unit is tenant-occupied and provides immediate rental income, with a similar functional layout including a comfortable living area and in-unit laundry. Situated on a large lot with plenty of outdoor space and future potential, this property is perfect for investors or buyers looking to live in one unit while generating income from the other.

16. 2025-12-31
    historical
17. 2025-09-02
    status Active
18. 2025-08-23
    historical Active Under Contract
19. 2025-07-11
    status Active
20. 2025-07-10
    historical Active Under Contract
21. 2025-07-02
    status Active
22. 2025-06-23
    historical Active Under Contract
23. 2025-06-18
    listed $149,900 Active
24. 2018-04-03
    soldstatus
25. 1977-07-01
    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: $2,626 · $219/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$283/yr (+$24/mo · 10.8%)

ⓘ 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 7 d/yr ≥108°F today · 23 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: $15,678
• − Mortgage interest: −$8,906
• − Property taxes: −$2,626
• − Insurance: −$795
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,625
• Taxable loss: −$3,784
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $-134/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

+6.1% since first listed

11 events — show timeline

• 2026-02-27 Listed $159,000 CTXMLS
• 2025-12-31 Listing Removed — CTXMLS
• 2025-09-02 Relisted — CTXMLS
• 2025-08-23 Contingent — CTXMLS
• 2025-07-11 Relisted — CTXMLS
• 2025-07-10 Contingent — CTXMLS
• 2025-07-02 Relisted — CTXMLS
• 2025-06-23 Contingent — CTXMLS
• 2025-06-18 Listed $149,900 CTXMLS
• 2018-04-03 Sold (Public Records) — Public Records
• 1977-07-01 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,626 · -13.1% YoY. Source: county tax records.