1304 N 3rd St · Temple, TX 76501

$180,000

4 bd · 3.0 ba · 2,736 sqft · SingleFamily · 114 Days on market

Built 1943 0.26 ac lot Est $257k · 30% under

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• 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

Built in 1943, this spacious 4-bedroom, 3-bathroom home is full of potential and ready for its next chapter. This property offers generous living space and a flexible layout that can be customized to fit a variety of needs. The home is being sold as is, making it an excellent opportunity for investors, renovators, or buyers looking to restore a classic property to its original charm or modernize it to their taste. With its solid footprint and historic character, this property provides a strong foundation for future improvements. Conveniently located near local schools, shopping, dining, and major roadways, this home offers both space and location at an attractive value.

Key facts

• 0.26 acre lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 rising (+3.4%/yr); 335 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/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 $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 114 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $39k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $257,184
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N 1st St	0.30mi	4/2.0	2,522 (-8%)	0mo	$147,000	$58	69
510 W Royal Ave	0.39mi	3/2.0 (-1)	2,739 (+0%)	7mo	$325,000	$119	67
1701 N 13th St	0.38mi	5/3.0 (+1)	2,973 (+9%)	3mo	$223,000	$75	60
2306 N 13th St	0.68mi	3/2.0 (-1)	2,810 (+3%)	2mo	$265,000	$94	53
504 W Park Ave	0.28mi	3/2.0 (-1)	2,362 (-14%)	4mo	$150,000	$64	52
1308 N 13th St	0.30mi	3/2.0 (-1)	2,409 (-12%)	12mo	$389,900	$162	47
505 N 7th St	0.57mi	4/3.0	2,392 (-13%)	7mo	$379,000	$158	47

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,641
• Equity at exit: $26,839

10-year hold

• IRR: 4.5%
• Equity multiple: 1.34×
• Total profit: $17,113
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $277

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 N 7th St Temple, TX	3.0	3.0	2000	$1,975	$0.99	43d	1	0.44mi
917 Crockett Ct Temple, TX	3.0	2.0	1917	$1,550	$0.81	13d	1	0.66mi
2305 N 15th St Temple, TX	3.0	2.0	2122	$2,000	$0.94	43d	1	0.68mi
2408 N 15th St Temple, TX	3.0	2.0	1832	$1,650	$0.90	13d	1	0.76mi

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-03-10
   historical Active Under Contract
3. 2026-02-20
   status Active
4. 2026-02-17
   historical Active Under Contract
5. 2026-01-31
   price $180,000
6. 2025-12-22
   listed $219,000 Active
7. 2013-09-24
   listed $76,000
8. 2008-04-07
   listed $158,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 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: $23,103
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,236
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $3,207/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

+13.9% since first listed

8 events — show timeline

• 2026-04-15 Pending — CTXMLS
• 2026-03-10 Contingent — CTXMLS
• 2026-02-20 Relisted — CTXMLS
• 2026-02-17 Contingent — CTXMLS
• 2026-01-31 Price Changed $180,000 CTXMLS
• 2025-12-22 Listed $219,000 CTXMLS
• 2013-09-24 Listed $76,000 CTXMLS
• 2008-04-07 Listed $158,000 CTXMLS