208 N 8th St · Temple, TX 76501

$99,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 55 Days on market

Built 2001 8,250 sqft lot $82/sqft · 39% below area Est $164k · 39% under ↓ 33% since listing

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +7.7/10.0
• 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

Opportunity in the heart of Temple just minutes from downtown! This property is priced with its current condition in mind and offers a great chance for investors or buyers ready to bring their vision to life. Whether you're considering a renovation project, future rental, or exploring long-term possibilities, the location and price point make this one worth a look. With close proximity to local dining, shopping, and major roadways, the potential here goes beyond just the home itself. Buyer to verify all information, including zoning and potential future use.

Key facts

• 8,250 sq ft lot
• Built 2001
• Listed 55 days

Tags

• CLOSE PROXIMITY TO SHOPPING

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-story; Resale property
• Construction: Brick and masonry exterior; Composition/shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Covered patio; Covered porch/patio

Interior

• Kitchen: Electric range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen and dining combined
• Laundry & utility: Laundry located in kitchen; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major wind risk, 70% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.35% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 6.2

CMA / ARV

• ARV (median comp): $164,477
• List price: $99,900
• Delta: -39.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N 2nd St	0.20mi	3/2.0	1,296 (+7%)	21mo	$245,000	$189	58
809 N Main St	0.44mi	3/2.0	1,316 (+8%)	6mo	$209,900	$159	56
109 N 11th St	0.58mi	2/1.0 (-1)	1,232 (+1%)	13mo	$69,000	$56	55
306 Fowler Dr	0.73mi	3/2.0	1,166 (-4%)	3mo	$178,000	$153	52
817 N 8th St	0.44mi	2/1.0 (-1)	1,392 (+15%)	10mo	$135,000	$97	42

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-3,224
• Equity at exit: $14,895

10-year hold

• IRR: 7.3%
• Equity multiple: 1.57×
• Total profit: $15,958
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$524
• Tax from tax record: −$306 /mo · $3,666/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $192

Break-even live

Break-even rent $1,103

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	43d	1	0.24mi
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	13d	1	0.28mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	13d	1	0.36mi
717 N 3rd St Temple, TX	3.0	2.0	1281	$1,695	$1.32	21d	1	0.49mi
904 N Main St Temple, TX	3.0	1.5	1228	$1,300	$1.06	23d	1	0.52mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	43d	1	0.56mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	13d	1	0.57mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	43d	1	0.57mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	23d	1	0.57mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	13d	1	0.61mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	13d	1	0.61mi
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	43d	1	0.62mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	13d	1	0.63mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.64mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	0.70mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	13d	1	0.72mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	13d	1	0.75mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	43d	1	0.75mi
214 E Munroe Ave Temple, TX	3.0	2.0	1084	$1,200	$1.11	43d	1	0.76mi
814 S Martin Luther King Blvd Temple, TX	3.0	2.0	1035	$1,100	$1.06	13d	1	0.79mi
205 N 21st St Temple, TX	3.0	1.0	950	$998	$1.05	43d	1	0.87mi
1002 S 2nd St Temple, TX	3.0	1.0	1064	$1,325	$1.25	21d	1	0.90mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	23d	1	0.92mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	23d	1	0.93mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	43d	1	0.95mi
1020 S 12th St Unit 12th St unit 1020 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	0.97mi
903 S 18th St Temple, TX	3.0	2.0	1144	$1,295	$1.13	13d	1	0.98mi
1101 S 3rd St Temple, TX	3.0	1.0	1404	$1,200	$0.85	23d	1	1.01mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	43d	1	1.03mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	43d	1	1.04mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	13d	1	1.06mi
1117 S 9th St Unit B Temple, TX	3.0	1.0	900	$850	$0.94	23d	1	1.11mi
1219 S 10th St Temple, TX	3.0	1.0	1080	$1,050	$0.97	43d	1	1.11mi
603 East Avenue M Unit B Temple, TX	3.0	1.0	900	$945	$1.05	43d	1	1.12mi
1001 S Terrace St Temple, TX	3.0	2.0	1090	$1,015	$0.93	13d	1	1.12mi
1214 S 12th St Unit 12th St unit 1214 A Temple, TX	3.0	2.5	1355	$1,475	$1.09	43d	1	1.14mi
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	23d	1	1.17mi
1407 Martin Luther King Junior Ln Unit A Temple, TX	3.0	2.5	1300	$1,700	$1.31	43d	1	1.20mi
420 S 27th St Temple, TX	2.0	2.0	1200	$1,395	$1.16	13d	1	1.22mi
1115 S #B S Terrace ST Unit Terrace St unit 1115 B Temple, TX	3.0	2.5	1355	$1,435	$1.06	43d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 55 DOM
2. 2026-06-17
   days on market $99,900 Active 54 DOM
3. 2026-06-16
   days on market $99,900 Active 53 DOM
4. 2026-06-15
   days on market $99,900 Active 52 DOM
5. 2026-06-14
   days on market $99,900 Active 50 DOM
6. 2026-06-10
   days on market $99,900 Active 47 DOM
7. 2026-06-09
   days on market $99,900 Active 46 DOM
8. 2026-06-08
   days on market $99,900 Active 45 DOM
9. 2026-06-07
   pricedays on market $99,900 Active 44 DOM
10. 2026-06-03
    days on market $124,900 Active 40 DOM
11. 2026-06-02
    days on market $124,900 Active 39 DOM
12. 2026-06-01
    days on market $124,900 Active 38 DOM
13. 2026-05-31
    days on market $124,900 Active 37 DOM
14. 2026-05-30
    days on market $124,900 Active 36 DOM
15. 2026-05-15
    price $124,900 564-char remark
16. 2026-04-24
    listed $149,900 Active 564-char remark
17. 1981-04-03
    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: $3,666 · $306/mo
• Projected year-2 tax: $3,666 · $306/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 · 23 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: $16,149
• − Mortgage interest: −$5,596
• − Property taxes: −$3,666
• − Insurance: −$500
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,906
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,090/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

-33.4% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $99,900 CTXMLS
• 2026-05-15 Price Changed $124,900 CTXMLS
• 2026-04-24 Listed $149,900 CTXMLS
• 1981-04-03 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2026): $3,666 · -4.1% YoY. Source: county tax records.