1301 Paseo Del Plata · Temple, TX 76502

$150,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 18 Days on market

Built 1972 9,509 sqft lot Est $170k · 12% under

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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).

• Cash flow +15.1/30.0
• ARV discount +12.8/15.0
• 1% rule +5.3/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment spectacular!! Great 3/2 with upgrades throughout the home located in convenient established area with Temple schools. Split floorplan with room for the whole family, plus two car garage on a corner cul-d-sac lot. Solid rental history and house is in great shape with numerous upgrades throughout. Foundation has settling with a repair estimate provided and work can be completed prior to sale. Take a look today.

Key facts

• 9,509 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Faces northeast; Resale property; Located on a cul-de-sac with mature trees and level yard; City lot with asphalt city street frontage; Less than quarter acre
• Construction: Masonry construction; Composition/shingle roof; Slab foundation; Year built per assessor
• Exterior features: Storage; Workshop; Chain link fencing

Interior

• Kitchen: Dishwasher; Electric range; Range; Electric water heater
• Bedrooms: Family room (listed as a room type)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, one unit)
• Interior features: All bedrooms on main level; Eat-in kitchen; Multiple closets; Storage; Breakfast bar; Kitchen open to family room; Solid surface counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 soft (-0.8%/yr); 1126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $4k 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 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 1.03% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $169,944
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4706 Stone Ridge Dr	0.12mi	3/2.0	1,221 (+5%)	13mo	$175,000	$143	76
4612 Canyon Rdg	0.12mi	3/2.0	1,317 (+13%)	1mo	$200,000	$152	72
1318 Paseo Del Cobre	0.08mi	3/2.0	1,274 (+10%)	13mo	$165,000	$130	70
1825 Linwood Rd	0.62mi	3/1.0	1,186 (+2%)	7mo	$167,500	$141	58
1709 Avalon Rd	0.54mi	3/2.0	1,263 (+8%)	6mo	$104,000	$82	56
2007 Stratford Dr	0.55mi	3/2.0	1,279 (+10%)	6mo	$215,000	$168	53
407 Sterling Manor Ct	0.55mi	3/2.0	1,323 (+14%)	1mo	$199,900	$151	50
3906 Lancelot Ln	0.71mi	3/2.0	1,258 (+8%)	8mo	$205,000	$163	47
3901 Rosemary Ln	0.73mi	4/2.0 (+1)	1,334 (+15%)	2mo	$195,000	$146	35

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-25,555
• Equity at exit: $22,365

10-year hold

• IRR: -18.2%
• Equity multiple: 0.16×
• Total profit: $-35,198
• Equity at exit: $12,969

Cash invested: $42,000 (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 76502

• Rents YoY: -0.8%
• Active inventory: 1126
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$787
• Tax from tax record: −$317 /mo · $3,806/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $50

Break-even live

Break-even rent $1,476

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $92	+0% $50	+5% $7	+10% $-35
Rent	-10% $-72	-5% $-11	+0% $50	+5% $110	+10% $171
Rate	-1.0pp $125	-0.5pp $88	base $50	+0.5pp $11	+1.0pp $-29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Calle Nogal St Temple, TX	2.0	1.0	780	$895	$1.15	15d	1	0.08mi
1416 Paseo Del Oro Temple, TX	1.0–2.0	1.0	602	$995	$1.65	15d	2	0.17mi
1319 Calle de Bronce Unit B Temple, TX	3.0	2.0	1400	$1,600	$1.14	15d	1	0.22mi
1213 Waters Dairy Rd Temple, TX	1.0–2.0	1.0–2.0	902	$1,322	$1.46	15d	21	0.23mi
4609 High Pointe Dr Temple, TX	3.0	2.0	1152	$1,545	$1.34	45d	1	0.28mi
802 Hartrick Cir Temple, TX	3.0	2.0	1400	$1,645	$1.18	45d	1	0.37mi
4706 Hartrick Bluff Rd Temple, TX	3.0	2.0	1257	$1,550	$1.23	45d	1	0.38mi
615B Kacie Dr Unit B Temple, TX	3.0	2.0	1300	$1,295	$1.00	25d	1	0.46mi
614 Paseo del Plata Unit A Temple, TX	3.0	2.0	1316	$1,350	$1.03	45d	1	0.46mi
615 Kacie Dr Temple, TX	3.0	2.0	1300	$1,295	$1.00	25d	1	0.47mi
4802 Silver Wood Ct Temple, TX	3.0	2.0	1255	$1,550	$1.24	25d	1	0.47mi
5005 Warwicke Dr Temple, TX	3.0	2.0	1468	$1,850	$1.26	45d	1	0.48mi
602 Kacie Dr Unit A Temple, TX	3.0	2.0	1340	$1,395	$1.04	15d	1	0.49mi
Karey Dr Unit B Temple, TX	3.0	2.0	1450	$1,395	$0.96	25d	1	0.50mi
1613 Avalon Rd Temple, TX	3.0	2.0	1388	$1,650	$1.19	25d	1	0.50mi
1914 Buckskin Trl Temple, TX	3.0	2.0	1406	$1,675	$1.19	45d	1	0.53mi
516 Karey Dr Unit A Temple, TX	3.0	2.0	988	$2,100	$2.13	45d	1	0.53mi
3914 S 31st St Temple, TX	3.0	2.0	1262	$1,250	$0.99	15d	1	0.54mi
505 Kacie Dr Temple, TX	3.0	2.0	1316	$1,425	$1.08	45d	1	0.55mi
504 Karey Dr Unit A Temple, TX	3.0	2.0	1316	$1,275	$0.97	45d	1	0.56mi
4615 Brutus Ln Temple, TX	3.0	2.0	1350	$1,295	$0.96	15d	1	0.57mi
4521 Brutus Ln Unit B Temple, TX	3.0	2.0	1350	$1,395	$1.03	45d	1	0.58mi
4403 Brutus Ln Unit B Temple, TX	3.0	2.0	1316	$1,400	$1.06	25d	1	0.60mi
3906 Mariam Rd Temple, TX	3.0	2.0	1301	$1,400	$1.08	25d	1	0.60mi
3809 Lancelot Ln Temple, TX	3.0	2.0	1397	$1,645	$1.18	45d	1	0.71mi
212A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	45d	1	0.75mi
507 Marlandwood Rd Temple, TX	2.0	2.0	1267	$1,699	$1.34	45d	1	0.75mi
208A Andy Ln Temple, TX	3.0	2.0	1300	$1,395	$1.07	45d	1	0.76mi
2705 San Jacinto Rd Temple, TX	3.0	2.0	1313	$1,495	$1.14	45d	1	0.77mi
3608 S 31st St Temple, TX	1.0–3.0	1.0–2.0	1000	$1,135	$1.14	15d	2	0.78mi
764 Marlandwood Rd Temple, TX	1.0–3.0	1.0–2.0	975	$1,655	$1.70	15d	33	0.78mi
2709 San Jacinto Rd Temple, TX	3.0	2.0	1221	$1,550	$1.27	25d	1	0.78mi
5707 Blackstone Dr Temple, TX	3.0	2.0	1470	$1,795	$1.22	45d	1	0.82mi
2810 Daniel Boone Trl Temple, TX	4.0	2.0	1228	$1,372	$1.12	45d	1	0.89mi
911 Ferrara Cir Unit A Temple, TX	3.0	2.0	1215	$1,350	$1.11	15d	1	0.91mi
3506 S 5th St Temple, TX	1.0–3.0	1.0–2.0	1054	$1,885	$1.79	15d	23	0.95mi
623 Azalea Dr Temple, TX	1.0–3.0	1.0–2.0	1114	$1,899	$1.70	15d	13	0.98mi
1053 Cavendish Ave Temple, TX	2.0	2.0	1007	$1,295	$1.29	45d	1	1.01mi
3323 Kickapoo Dr Temple, TX	2.0	2.0	1007	$1,400	$1.39	45d	1	1.03mi
3306 S 13th St Temple, TX	2.0	2.0	1007	$1,350	$1.34	45d	1	1.06mi

Listing history 12 events

1. 2026-06-22
   days on market $150,000 Active 18 DOM
2. 2026-06-18
   days on market $150,000 Active 15 DOM
3. 2026-06-17
   days on market $150,000 Active 14 DOM
4. 2026-06-16
   days on market $150,000 Active 13 DOM
5. 2026-06-15
   days on market $150,000 Active 12 DOM
6. 2026-06-14
   days on market $150,000 Active 10 DOM
7. 2026-06-10
   days on market $150,000 Active 7 DOM
8. 2026-06-09
   days on market $150,000 Active 6 DOM
9. 2026-06-08
   days on market $150,000 Active 5 DOM
10. 2026-06-07
    days on market $150,000 Active 4 DOM
11. 2026-06-03
    remarks 423-char remark
12. 2026-06-03
    listed $150,000 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: $3,806 · $317/mo
• Projected year-2 tax: $3,806 · $317/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,469
• − Mortgage interest: −$8,402
• − Property taxes: −$3,806
• − Insurance: −$750
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,364
• Taxable loss: −$1,808
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,029/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): 52,669
• Household income: $82,088
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1890.0

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 0.59)
• 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%

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

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

3 events — show timeline

• 2026-06-03 Listed $150,000 CTXMLS
• 1996-12-13 Sold (Public Records) — Public Records
• 1986-09-05 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,806 · +2.1% YoY. Source: county tax records.