814 S Terrace St · Temple, TX 76501

$70,000

1 bd · 1.0 ba · 792 sqft · SingleFamily public records · 119 Days on market

Built 1913 5,998 sqft lot $88/sqft · 6% below area Est $74k · 6% 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 +25.6/30.0
• ARV discount +10.2/15.0
• DSCR +8.5/10.0
• 1% rule +7.1/10.0
• 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 MLS

Fixer Upper with lots of potential.

Key facts

• 5,998 sq ft lot
• Parking
• Built 1913

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 is only 16% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1913 — 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: 1.21% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $74,445
• List price: $70,000
• Delta: -5.97%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 S 6th St	0.60mi	2/1.0 (+1)	800 (+1%)	7mo	$149,999	$187	60
1004 S 12th St	0.45mi	2/1.0 (+1)	868 (+10%)	1mo	$30,500	$35	57
1309 S 4th St	0.72mi	1/1.0	720 (-9%)	5mo	$75,000	$104	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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-439
• Equity at exit: $10,437

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $14,810
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $850 high
• Mortgage (P&I): −$367
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $165

Break-even live

Break-even rent $641

Max offer price $70,000

Occupancy floor 76%

Sensitivity live

Price	-10% $204	-5% $185	+0% $165	+5% $145	+10% $125
Rent	-10% $98	-5% $131	+0% $165	+5% $198	+10% $232
Rate	-1.0pp $200	-0.5pp $183	base $165	+0.5pp $147	+1.0pp $128

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S 20th St Unit b Temple, TX	1.0	1.0	615	$750	$1.22	14d	1	0.08mi
714 S 20th St Unit B Temple, TX	2.0	1.0	650	$750	$1.15	44d	1	0.15mi
701a S 24th St Unit A Temple, TX	1.0	1.0	550	$795	$1.45	44d	1	0.16mi
701 S 24th St Unit B Temple, TX	1.0	1.0	555	$795	$1.43	44d	1	0.17mi
607 A S Terrace ST Unit A Temple, TX	1.0	1.0	560	$550	$0.98	44d	1	0.20mi
1104 S Terrace St Unit A Temple, TX	1.0	1.0	560	$750	$1.34	14d	1	0.21mi
606 S 26th St Apt A Temple, TX	1.0	1.0	580	$750	$1.29	14d	1	0.24mi
513 S Knob St Unit B Temple, TX	1.0	1.0	560	$550	$0.98	44d	1	0.31mi
706 S 16th St Unit B Temple, TX	—	1.0	560	$750	$1.34	44d	1	0.34mi
510 S Knob St Unit A Temple, TX	1.0	1.0	560	$650	$1.16	44d	1	0.34mi
1118 Martin Luther King Junior Dr Unit D Temple, TX	1.0	1.0	572	$750	$1.31	14d	1	0.59mi
514 E Central Ave Unit B Temple, TX	1.0	1.0	560	$695	$1.24	14d	1	0.81mi
4 N 4th St Temple, TX	1.0	1.0	752	$1,400	$1.86	44d	1	0.96mi
1518 S 7th St Temple, TX	2.0	1.0	965	$1,100	$1.14	24d	1	1.13mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	44d	1	1.16mi
1511 S 11th St Temple, TX	2.0	1.0	735	$1,095	$1.49	14d	1	1.21mi
1615 S 11th St Temple, TX	2.0	1.0	1076	$1,995	$1.85	14d	1	1.24mi
1205 S 17th St Temple, TX	2.0	1.0	840	$625	$0.74	24d	1	1.33mi
807 N 6th St Unit A Temple, TX	1.0	1.0	560	$695	$1.24	14d	1	1.35mi
807 N 4th St Unit A Temple, TX	1.0	1.0	615	$695	$1.13	14d	1	1.36mi
1305 S 21st St Temple, TX	2.0	1.0	900	$1,150	$1.28	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $70,000 Active 119 DOM
2. 2026-06-17
   days on market $70,000 Active 118 DOM
3. 2026-06-16
   days on market $70,000 Active 117 DOM
4. 2026-06-15
   days on market $70,000 Active 116 DOM
5. 2026-06-14
   days on market $70,000 Active 114 DOM
6. 2026-06-10
   days on market $70,000 Active 111 DOM
7. 2026-06-09
   days on market $70,000 Active 110 DOM
8. 2026-06-08
   days on market $70,000 Active 109 DOM
9. 2026-06-07
   days on market $70,000 Active 108 DOM
10. 2026-06-03
    days on market $70,000 Active 104 DOM
11. 2026-06-02
    days on market $70,000 Active 103 DOM
12. 2026-06-01
    days on market $70,000 Active 102 DOM
13. 2026-05-31
    days on market $70,000 Active 101 DOM
14. 2026-05-30
    days on market $70,000 Active 100 DOM
15. 2026-02-19
    listed $70,000 Active 35-char remark

    Show marketing remark (35 chars)

    Fixer Upper with lots of potential.

16. 2022-08-26
    soldstatus
17. 2022-08-26
    soldstatus
18. 1992-07-28
    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: $1,320 · $110/mo
• Projected year-2 tax: $1,320 · $110/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $10,195
• − Mortgage interest: −$3,921
• − Property taxes: −$1,320
• − Insurance: −$350
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,036
• Taxable income: $936
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,754/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

4 events — show timeline

• 2026-02-19 Listed $70,000 CTXMLS
• 2022-08-26 Sold (Public Records) — Public Records
• 2022-08-26 Sold (Public Records) — Public Records
• 1992-07-28 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,320 · +22.5% YoY. Source: county tax records.