1139 Newey Cir · Temple, TX 76502

$197,515

3 bd · 2.0 ba · 1,156 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition 6,098 sqft lot $171/sqft · 9% below area Est $217k · 9% under $20/mo HOA · 1% of rent ↓ 11% since listing

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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 +11.6/15.0
• Cash flow +8.2/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• 1% rule +2.7/10.0
• Rent growth +2.3/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Atlanta, a beautifully designed one-story home in our Pecan Creek community in Temple, TX. Offering approximately 1,156 sq. ft. , this thoughtfully crafted 3-bedroom, 2-bath layout is the perfect blend of comfort, style, and functionality. As you step through the foyer, you’ll find a convenient coat closet before entering the open-concept heart of the home – the kitchen and family room. The kitchen features a spacious island, stainless steel appliances, and plenty of counter space for both meal prep and casual dining. Just off the kitchen are two secondary bedrooms and a secondary bathroom, with easy access to the laundry room.

Key facts

• Spacious island
• Open concept
• One story home

Tags

• ONE STORY HOME
• PECAN CREEK COMMUNITY
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.1% below list).
• Recommended offer: $152k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 92 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $151,835 (23.1% 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 92 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $217,295
• List price: $197,515
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1139 Newey Cir	0.00mi	3/2.0	1,156 (0%)	1mo	$197,815	$171	99
1115 Newey Cir	0.06mi	3/2.0	1,156 (0%)	3mo	$192,935	$167	95
1135 Newey Cir	0.01mi	3/2.0	1,280 (+11%)	3mo	$203,937	$159	79
1335 Newey Cir	0.10mi	3/2.0	1,280 (+11%)	0mo	$206,435	$161	77
1328 Zetsche Ct	0.28mi	3/2.0	1,268 (+10%)	2mo	$220,000	$174	70
2509 Clarkson Dr	0.38mi	3/2.0	1,263 (+9%)	4mo	$215,510	$171	64
703 E Avenue North	0.47mi	3/2.0	1,248 (+8%)	4mo	$157,500	$126	61
2521 Clarkson Dr	0.40mi	3/2.0	1,263 (+9%)	7mo	$216,890	$172	60
2709 Clarkson Dr	0.49mi	3/2.0	1,263 (+9%)	3mo	$212,290	$168	59
2716 Leno Dr	0.51mi	3/2.0	1,263 (+9%)	3mo	$215,510	$171	59
1106 S 26th St	0.57mi	2/1.0 (-1)	1,128 (-2%)	4mo	$30,500	$27	57
2616 Clarkson Dr	0.43mi	3/2.0	1,263 (+9%)	9mo	$230,470	$182	57

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-48,234
• Equity at exit: $29,450

10-year hold

• IRR: -38.6%
• Equity multiple: -0.34×
• Total profit: $-74,267
• Equity at exit: $17,077

Cash invested: $55,304 (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: 37 active · 27 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $220,000 ($167/sqft)
• Median days on market: 49 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +12.6% 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: 10.8×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$1,036
• Tax est. 1.5%: −$247 /mo · $2,963/yr
• Insurance: −$82
• HOA: −$20
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-185

Break-even live

Break-even rent $1,753

Max offer price $170,675

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-117	+0% $-185	+5% $-254	+10% $-322
Rent	-10% $-305	-5% $-245	+0% $-185	+5% $-126	+10% $-66
Rate	-1.0pp $-86	-0.5pp $-135	base $-185	+0.5pp $-237	+1.0pp $-289

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: $49,379
• Closing costs: $5,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Zora Dr Unit B Temple, TX	3.0	2.0	1279	$1,495	$1.17	139d	1	0.12mi
1114 Zora Dr Unit B Temple, TX	3.0	2.0	1279	$1,495	$1.17	139d	1	0.12mi
1018 Zora Dr Unit b Temple, TX	3.0	2.0	1310	$1,295	$0.99	139d	1	0.13mi
2306 Duntov Dr Temple, TX	3.0	2.0	1300	$1,195	$0.92	6d	1	0.16mi
2306 Duntov Dr Unit B Temple, TX	3.0	2.0	1300	$1,395	$1.07	116d	1	0.17mi
2317 Zanoletti Ct Temple, TX	3.0	2.0	1310	$1,350	$1.03	6d	1	0.17mi
2307 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	109d	1	0.18mi
2318 Zanoletti Ct Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	6d	1	0.19mi
2316 Duntov Dr Unit B Temple, TX	3.0	2.0	1335	$1,523	$1.14	139d	1	0.19mi
2306 Duntov Dr Unit A Temple, TX	3.0	2.0	1300	$1,395	$1.07	109d	1	0.19mi
2321 Alterman Dr Temple, TX	3.0	2.0	1335	$1,425	$1.07	6d	1	0.19mi
2311 Duntov Dr Unit a Temple, TX	3.0	2.0	1480	$1,400	$0.95	139d	1	0.19mi
2320 Duntov Dr Temple, TX	3.0	2.0	1310	$1,350	$1.03	116d	1	0.20mi
2325 Zanoletti Ct Unit A-Showable Temple, TX	3.0	2.0	1360	$1,395	$1.03	6d	1	0.20mi
2404 Alterman Dr Unit A Temple, TX	3.0	2.0	1300	$1,395	$1.07	139d	1	0.22mi
2408 Alterman Dr Unit A Temple, TX	3.0	2.0	1351	$1,575	$1.17	139d	1	0.23mi
2408 Alterman Dr Temple, TX	3.0	2.0	1351	$1,600	$1.18	139d	1	0.23mi
2412 Alterman Dr Unit B Temple, TX	3.0	2.0	1335	$1,299	$0.97	119d	1	0.24mi
2412 Alterman Dr Unit A Temple, TX	3.0	2.0	1335	$1,345	$1.01	6d	1	0.24mi
2416 Alterman Dr Unit B Temple, TX	3.0	2.0	1310	$1,395	$1.06	6d	1	0.25mi
2420 Alterman Dr Unit A Temple, TX	3.0	2.0	1335	$1,325	$0.99	119d	1	0.27mi
2513 Rollett Dr Temple, TX	3.0	2.0	1275	$1,800	$1.41	119d	1	0.46mi
1218 S 26th St Unit A Temple, TX	3.0	1.0	900	$850	$0.94	119d	1	0.47mi
1418 Eaton Dr Temple, TX	3.0–4.0	2.0	1529	$1,736	$1.14	0d	11	0.50mi
1115 S #B S Terrace ST Unit Terrace St unit 1115 B Temple, TX	3.0	2.5	1355	$1,435	$1.06	139d	1	0.52mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	139d	1	0.56mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	139d	1	0.59mi
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	139d	1	0.60mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	139d	1	0.61mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	109d	1	0.64mi
1515 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	119d	1	0.70mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	109d	1	0.71mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	139d	1	0.72mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	109d	1	0.75mi
1551 Case Rd Temple, TX	3.0	2.0	1315	$1,600	$1.22	139d	1	0.76mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	139d	1	0.80mi
814 S 16th St Temple, TX	3.0	2.0	1058	$895	$0.85	6d	1	0.83mi
2152 Meridian Loop Temple, TX	3.0	2.0	1359	$1,700	$1.25	109d	1	0.86mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	139d	1	0.88mi
806 S 36th St Unit B Temple, TX	3.0	2.0	872	$990	$1.14	6d	1	0.89mi

Listing history 50 events

1. 2026-08-16
   days on market $197,515 Active 92 DOM
2. 2026-08-15
   days on market $197,515 Active 91 DOM
3. 2026-08-15
   days on market $197,515 Active 90 DOM
4. 2026-08-13
   days on market $197,515 Active 89 DOM
5. 2026-08-12
   days on market $197,515 Active 88 DOM
6. 2026-08-11
   days on market $197,515 Active 87 DOM
7. 2026-08-10
   days on market $197,515 Active 86 DOM
8. 2026-08-09
   days on market $197,515 Active 85 DOM
9. 2026-08-08
   days on market $197,515 Active 84 DOM
10. 2026-08-07
    days on market $197,515 Active 83 DOM
11. 2026-08-06
    days on market $197,515 Active 82 DOM
12. 2026-08-05
    days on market $197,515 Active 81 DOM
13. 2026-08-04
    days on market $197,515 Active 80 DOM
14. 2026-08-03
    days on market $197,515 Active 79 DOM
15. 2026-07-31
    days on market $197,515 Active 76 DOM
16. 2026-07-30
    days on market $197,515 Active 75 DOM
17. 2026-07-29
    days on market $197,515 Active 74 DOM
18. 2026-07-27
    days on market $197,515 Active 72 DOM
19. 2026-07-25
    days on market $197,515 Active 70 DOM
20. 2026-07-24
    days on market $197,515 Active 69 DOM
21. 2026-07-23
    days on market $197,515 Active 68 DOM
22. 2026-07-22
    days on market $197,515 Active 67 DOM
23. 2026-07-21
    days on market $197,515 Active 66 DOM
24. 2026-07-18
    days on market $197,515 Active 63 DOM
25. 2026-07-16
    days on market $197,515 Active 61 DOM
26. 2026-07-16
    days on market $197,515 Active 60 DOM
27. 2026-07-14
    days on market $197,515 Active 59 DOM
28. 2026-07-13
    days on market $197,515 Active 58 DOM
29. 2026-07-12
    days on market $197,515 Active 57 DOM
30. 2026-07-11
    days on market $197,515 Active 56 DOM
31. 2026-07-10
    days on market $197,515 Active 55 DOM
32. 2026-07-09
    pricedays on market $197,515 Active 54 DOM
33. 2026-07-08
    days on market $207,315 Active 53 DOM
34. 2026-07-07
    days on market $207,315 Active 52 DOM
35. 2026-07-06
    days on market $207,315 Active 51 DOM
36. 2026-07-05
    days on market $207,315 Active 50 DOM
37. 2026-07-04
    days on market $207,315 Active 49 DOM
38. 2026-07-03
    days on market $207,315 Active 48 DOM
39. 2026-07-02
    days on market $207,315 Active 47 DOM
40. 2026-07-01
    days on market $207,315 Active 46 DOM
41. 2026-06-30
    days on market $207,315 Active 45 DOM
42. 2026-06-29
    days on market $207,315 Active 44 DOM
43. 2026-06-28
    days on market $207,315 Active 43 DOM
44. 2026-06-28
    days on market $207,315 Active 42 DOM
45. 2026-06-27
    days on market $207,315 Active 41 DOM
46. 2026-06-25
    pricedays on market $207,315 Active 39 DOM
47. 2026-06-23
    pricestatus $192,815 Active 37 DOM
48. 2026-04-15
    status Pending
49. 2026-04-08
    price $189,185
50. 2026-04-03
    price $199,185

ⓘ 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: $18,220
• − Mortgage interest: −$11,064
• − Property taxes: −$2,963
• − Insurance: −$988
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − HOA: −$240
• − Depreciation: −$5,746
• Taxable loss: −$5,695
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $-859/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,780–$17,340 screening

This single-family home in Temple, TX is in good condition with a modern kitchen and well-maintained exterior. Minor updates to the exterior and front door would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the front door — Improves security and aesthetics ↑
• Both Clean the windows — Enhances natural light and overall appearance ↑

ⓘ 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

-11.3% since first listed

5 events — show timeline

• 2026-04-15 Pending — CTXMLS
• 2026-04-08 Price Changed $189,185 CTXMLS
• 2026-04-03 Price Changed $199,185 CTXMLS
• 2026-04-01 Price Changed $219,185 CTXMLS
• 2026-03-09 Listed $213,185 CTXMLS