4507 Calle Secoya St Unit A & B · Temple, TX 76502

$215,000

6 bd · 4.0 ba · 2,108 sqft · Townhouse · 325 Days on market

Built 1976 Good condition 7,200 sqft lot $102/sqft · 18% below area Est $262k · 18% under ↓ 4% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity conveniently located off S. 31st Street near shopping and schools. The roof was replaced in 2024. Seller has multiple duplexes available for sale in this same area. Seller is related to listing agent.

Key facts

• Conveniently located
• Roof replaced
• Parking

Tags

• INVESTMENT OPPORTUNITY
• CONVENIENTLY LOCATED
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% 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); 1512 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 325 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $262,000
• List price: $215,000
• Delta: -17.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5407 Whistle Stop Dr	1.06mi	5/2.5 (-1)	2,096 (-1%)	7mo	$275,000	$131	47
5118 & 5122 Colonel Travis St	0.87mi	5/4.0 (-1)	2,273 (+8%)	1mo	$262,000	$115	46
3101 Hemlock Blvd	1.13mi	5/3.0 (-1)	2,308 (+10%)	1mo	$470,000	$204	39
2626 Bolzano Trl	1.39mi	5/2.5 (-1)	2,028 (-4%)	12mo	$329,000	$162	38
5822 Ambrose Cir	1.45mi	5/2.5 (-1)	2,605 (+24%)	3mo	$325,000	$125	26
5712 Stonehaven Dr	1.34mi	5/2.5 (-1)	2,605 (+24%)	8mo	$320,000	$123	22
6703 Ambrose Cir	1.39mi	5/2.5 (-1)	2,605 (+24%)	19mo	$315,000	$121	13
5822 Stanford Dr	1.27mi	5/3.0 (-1)	2,574 (+22%)	23mo	$310,000	$120	12
6607 Ambrose Cir	1.43mi	5/2.5 (-1)	2,605 (+24%)	22mo	$328,000	$126	10

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-22,946
• Equity at exit: $32,057

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-21,544
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $215,000 ($102/sqft)
• Median days on market: 325 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76502

• Rents YoY: -0.8%
• Active inventory: 1512
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $290

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $438	-5% $364	+0% $290	+5% $215	+10% $141
Rent	-10% $112	-5% $201	+0% $290	+5% $378	+10% $467
Rate	-1.0pp $398	-0.5pp $344	base $290	+0.5pp $234	+1.0pp $177

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Kendra Dr Temple, TX	5.0	3.0	2393	$2,300	$0.96	119d	1	0.47mi

Listing history 50 events

1. 2026-08-31
   days on market $215,000 Active 325 DOM
2. 2026-08-30
   days on market $215,000 Active 324 DOM
3. 2026-08-29
   days on market $215,000 Active 323 DOM
4. 2026-08-28
   days on market $215,000 Active 322 DOM
5. 2026-08-27
   days on market $215,000 Active 321 DOM
6. 2026-08-25
   days on market $215,000 Active 319 DOM
7. 2026-08-24
   days on market $215,000 Active 318 DOM
8. 2026-08-23
   days on market $215,000 Active 317 DOM
9. 2026-08-22
   days on market $215,000 Active 316 DOM
10. 2026-08-21
    days on market $215,000 Active 315 DOM
11. 2026-08-20
    days on market $215,000 Active 314 DOM
12. 2026-08-19
    days on market $215,000 Active 313 DOM
13. 2026-08-18
    status $215,000 Active 312 DOM
14. 2026-08-18
    days on market $215,000 Active Under Contract 312 DOM
15. 2026-08-17
    days on market $215,000 Active Under Contract 311 DOM
16. 2026-08-16
    days on market $215,000 Active Under Contract 310 DOM
17. 2026-08-15
    days on market $215,000 Active Under Contract 309 DOM
18. 2026-08-15
    days on market $215,000 Active Under Contract 308 DOM
19. 2026-08-13
    days on market $215,000 Active Under Contract 307 DOM
20. 2026-08-12
    days on market $215,000 Active Under Contract 306 DOM
21. 2026-08-11
    days on market $215,000 Active Under Contract 305 DOM
22. 2026-08-10
    days on market $215,000 Active Under Contract 304 DOM
23. 2026-08-09
    days on market $215,000 Active Under Contract 303 DOM
24. 2026-08-08
    statusdays on market $215,000 Active Under Contract 302 DOM
25. 2026-08-07
    days on market $215,000 Active 301 DOM
26. 2026-08-06
    days on market $215,000 Active 300 DOM
27. 2026-08-05
    days on market $215,000 Active 299 DOM
28. 2026-08-04
    days on market $215,000 Active 298 DOM
29. 2026-08-03
    days on market $215,000 Active 297 DOM
30. 2026-07-31
    days on market $215,000 Active 294 DOM
31. 2026-07-30
    days on market $215,000 Active 293 DOM
32. 2026-07-29
    days on market $215,000 Active 292 DOM
33. 2026-07-27
    days on market $215,000 Active 290 DOM
34. 2026-07-25
    days on market $215,000 Active 288 DOM
35. 2026-07-24
    days on market $215,000 Active 287 DOM
36. 2026-07-23
    days on market $215,000 Active 286 DOM
37. 2026-07-22
    days on market $215,000 Active 285 DOM
38. 2026-07-21
    days on market $215,000 Active 284 DOM
39. 2026-07-18
    days on market $215,000 Active 281 DOM
40. 2026-07-16
    days on market $215,000 Active 279 DOM
41. 2026-07-16
    days on market $215,000 Active 278 DOM
42. 2026-07-14
    days on market $215,000 Active 277 DOM
43. 2026-07-13
    days on market $215,000 Active 276 DOM
44. 2026-07-12
    days on market $215,000 Active 275 DOM
45. 2026-07-11
    days on market $215,000 Active 274 DOM
46. 2026-07-10
    days on market $215,000 Active 273 DOM
47. 2026-07-09
    days on market $215,000 Active 272 DOM
48. 2026-07-08
    days on market $215,000 Active 271 DOM
49. 2026-07-06
    days on market $215,000 Active 270 DOM
50. 2026-07-05
    days on market $215,000 Active 269 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: $26,969
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$6,255
• Taxable income: $56
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $3,462/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $10,540–$31,620 screening

This townhouse is in good condition with a recently replaced roof, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Middle Travis Science Academy F TX #892/1,662 Nat'l #7,813/14,009

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

B Composite livability gradescore 75/100

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 · 371,114 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: 9% of renters

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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%

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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%

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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

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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

-4.2% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $229,500 CTXMLS
• 2025-10-06 Listed $239,500 CTXMLS