816 N 2nd St · Temple, TX 76501

$84,500

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 20 Days on market

Built 1926 6,599 sqft lot Est $165k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* Investor Special in Downtown Temple! * Spacious 3-bedroom, 1.5-bath home offering endless potential for investors, flippers, landlords, or buyers looking to build equity. Recent improvements include a * * new roof * * and * * foundation repairs * * , providing a strong head start on your renovation plans. Conveniently located less than 5 minutes from downtown dining, shopping, and everyday amenities, this property presents a great opportunity to renovate, add value, and customize to your vision. Whether you're looking for your next flip, rental property, or a home to make your own, this property is packed with potential. Sold as-is. Don't miss this opportunity to invest in a grow

Key facts

• 6,599 sq ft lot
• Parking
• Built 1926

Property features AI

Finance

• Other: City lot, less than quarter acre

Exterior

• Parking: One carport space
• Utilities: Utilities details referenced in remarks
• Home design: Single-story home; Assessor-provided year built; Pillar/post/pier foundation; Fixer/Resale condition
• Construction: Composition/shingle roof; Construction details referenced in remarks
• Exterior features: Exterior details referenced in remarks; Water feature referenced in remarks

Interior

• Kitchen: Appliances referenced in remarks
• Bedrooms: One bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating details referenced in remarks
• Interior features: Fireplace details referenced in remarks; Additional interior features referenced in remarks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 22d 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 $584 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,232 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $164,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 N 6th St	0.13mi	3/2.0	1,464 (-5%)	9mo	$120,000	$82	75
419 King Cir	0.38mi	2/1.5 (-1)	1,558 (+1%)	1mo	$130,000	$83	72
809 N Main St	0.03mi	3/2.0	1,316 (-14%)	6mo	$209,900	$159	65
817 N 8th St	0.21mi	2/1.0 (-1)	1,392 (-10%)	10mo	$135,000	$97	61
606 N 13th St	0.50mi	3/2.0	1,628 (+6%)	4mo	$175,000	$107	60
606 N 1st St	0.17mi	3/2.0	1,747 (+13%)	7mo	$95,000	$54	60
819 N 7th St	0.27mi	3/2.0	1,746 (+13%)	3mo	$153,716	$88	59
1213 N Main St	0.31mi	3/2.0	1,736 (+13%)	4mo	$185,000	$107	58
619 Ellen Ct	0.52mi	3/2.5	1,588 (+3%)	10mo	$184,900	$116	56
902 N 9th St	0.36mi	3/2.5	1,464 (-5%)	20mo	$425,000	$290	52
1311 N 1st St	0.38mi	3/2.0	1,412 (-8%)	21mo	$97,500	$69	47
1319 N Main St	0.41mi	3/2.0	1,670 (+8%)	21mo	$249,900	$150	45

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: 16.0%
• Equity multiple: 1.65×
• Total profit: $15,378
• Equity at exit: $12,599

10-year hold

• IRR: 25.1%
• Equity multiple: 3.24×
• Total profit: $52,993
• Equity at exit: $7,306

Cash invested: $23,660 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$443
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $444

Break-even live

Break-even rent $914

Max offer price $84,500

Occupancy floor 65%

Sensitivity live

Price	-10% $492	-5% $468	+0% $444	+5% $421	+10% $397
Rent	-10% $328	-5% $386	+0% $444	+5% $503	+10% $561
Rate	-1.0pp $487	-0.5pp $466	base $444	+0.5pp $423	+1.0pp $400

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 N Main St Temple, TX	3.0	1.5	1228	$1,300	$1.06	24d	1	0.13mi
717 N 3rd St Temple, TX	3.0	2.0	1281	$1,695	$1.32	22d	1	0.18mi
804 N 7th St Temple, TX	3.0	2.0	1650	$1,500	$0.91	44d	1	0.34mi
214 E Munroe Ave Temple, TX	3.0	2.0	1084	$1,200	$1.11	44d	1	0.38mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	44d	1	0.43mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	14d	1	0.75mi
1919 N 7th St Temple, TX	3.0	3.0	2000	$1,975	$0.99	44d	1	0.85mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	44d	1	0.94mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	24d	1	0.94mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	14d	1	0.94mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	44d	1	0.95mi
503 E Union Temple, TX	3.0	2.0	1131	$1,395	$1.23	44d	1	0.97mi
101 W Victory Ave Temple, TX	4.0	2.0	1368	$1,550	$1.13	24d	1	0.98mi
607 E Union Temple, TX	3.0	2.0	1099	$1,325	$1.21	14d	1	0.99mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	14d	1	1.01mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	14d	1	1.02mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	14d	1	1.03mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	1.04mi
105 E Xavier Ave Temple, TX	3.0	2.0	1318	$1,395	$1.06	14d	1	1.09mi
917 Crockett Ct Temple, TX	3.0	2.0	1917	$1,550	$0.81	14d	1	1.09mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	14d	1	1.10mi
512 E Walker Ave Temple, TX	4.0	2.0	1300	$1,345	$1.03	14d	1	1.11mi
2305 N 15th St Temple, TX	3.0	2.0	2122	$2,000	$0.94	44d	1	1.11mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	14d	1	1.13mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	14d	1	1.16mi
2408 N 15th St Temple, TX	3.0	2.0	1832	$1,650	$0.90	14d	1	1.19mi
412 E Young Ave Unit B Temple, TX	3.0	2.0	1193	$1,150	$0.96	44d	1	1.20mi
507 E Zenith Ave Unit A Temple, TX	3.0	2.0	1100	$1,050	$0.95	14d	1	1.23mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	22d	1	1.28mi
1110 N 42nd St Temple, TX	3.0	2.0	1935	$1,600	$0.83	14d	1	1.32mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	44d	1	1.33mi
420 S 27th St Temple, TX	2.0	2.0	1200	$1,395	$1.16	14d	1	1.34mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	24d	1	1.36mi
2618 Goliad St Temple, TX	3.0	1.5	1228	$1,450	$1.18	22d	1	1.37mi
2618 Goliad St Temple, TX	3.0	1.5	1228	$1,450	$1.18	14d	1	1.37mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	44d	1	1.37mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	14d	1	1.39mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	44d	1	1.41mi
720 Frank Weise Blvd Unit A Temple, TX	3.0	2.0	1400	$1,600	$1.14	14d	1	1.42mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	44d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $84,500 Active 20 DOM
2. 2026-06-17
   days on market $84,500 Active 19 DOM
3. 2026-06-16
   days on market $84,500 Active 18 DOM
4. 2026-06-15
   days on market $84,500 Active 17 DOM
5. 2026-06-14
   pricedays on market $84,500 Active 15 DOM
6. 2026-06-10
   days on market $90,000 Active 12 DOM
7. 2026-06-09
   days on market $90,000 Active 11 DOM
8. 2026-06-08
   days on market $90,000 Active 10 DOM
9. 2026-06-07
   days on market $90,000 Active 9 DOM
10. 2026-06-03
    days on market $90,000 Active 5 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    days on market $90,000 Active 4 DOM
13. 2026-06-01
    days on market $90,000 Active 3 DOM
14. 2026-05-31
    days on market $90,000 Active 2 DOM
15. 2026-05-30
    remarks 635-char remark
16. 2026-05-30
    listed $90,000 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 7/10 Severe 7 d/yr ≥108°F today · 21 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: $17,719
• − Mortgage interest: −$4,733
• − Property taxes: −$2,925
• − Insurance: −$422
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$2,458
• Taxable income: $4,345
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,290/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

+12.6% since first listed

12 events — show timeline

• 2026-05-29 Listed $90,000 CTXMLS
• 2024-03-22 Sold (Public Records) — Public Records
• 2024-03-21 Sold (MLS) — NTREIS
• 2023-12-01 Listed $139,500 NTREIS
• 2017-08-04 Sold (Public Records) — Public Records
• 2017-06-05 Listing Removed — CTXMLS
• 2017-06-01 Pending — CTXMLS
• 2017-05-27 Relisted — CTXMLS
• 2017-05-20 Pending — CTXMLS
• 2017-05-18 Listed $79,950 CTXMLS
• 2006-09-19 Sold (Public Records) — Public Records
• 2006-02-15 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,925 · -22.8% YoY. Source: county tax records.