1614 E Barton Ave · Temple, TX 76501

$74,999

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 74 Days on market

Built 1940 10,580 sqft lot $70/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL!! Looking for an investment property or an opportunity to fix up a home and have instant equity, this is a rare opportunity for an “AS-IS” home. Picture 2 and 3 are AI generated photos of what could be. Overall, the home is in good condition. The previous owner has done some of the more costly improvements including the roof and HVAC. The siding needs to be replaced on the left side of the home. The comparables in the area appear to be around 135K to 145K if the home was updated and cleaned up similar to picture 3. Occupant requires 24 hour notice.

Key facts

• Roof
• Hvac
• Investment property

Tags

• INVESTMENT PROPERTY
• AS-IS HOME
• ROOF
• HVAC
• SIDING NEEDS REPLACEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $75k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $70,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 4.5

CMA / ARV

• ARV (median comp): $173,806
• List price: $74,999
• Delta: -56.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Fowler Dr	0.09mi	3/2.0	1,166 (+10%)	3mo	$178,000	$153	73
713 S 30th St	0.75mi	3/2.0	1,084 (+2%)	1mo	$186,000	$172	57
815 E Elm Ave	0.41mi	2/2.0 (-1)	963 (-10%)	4mo	$70,000	$73	52

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: 21.3%
• Equity multiple: 1.88×
• Total profit: $18,433
• Equity at exit: $11,183

10-year hold

• IRR: 29.8%
• Equity multiple: 3.74×
• Total profit: $57,482
• Equity at exit: $6,485

Cash invested: $21,000 (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 76501

• Rents YoY: 3.4%
• Active inventory: 337
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$393
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $469

Break-even live

Break-even rent $809

Max offer price $74,999

Occupancy floor 62%

Sensitivity live

Price	-10% $511	-5% $490	+0% $469	+5% $448	+10% $426
Rent	-10% $358	-5% $414	+0% $469	+5% $524	+10% $580
Rate	-1.0pp $507	-0.5pp $488	base $469	+0.5pp $450	+1.0pp $430

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 S 22nd St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	45d	1	0.38mi
715 N 20th St Apt 7 Temple, TX	2.0	1.0	750	$750	$1.00	45d	1	0.44mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	25d	1	0.51mi
209 S 18th St Temple, TX	3.0	2.5	1250	$1,400	$1.12	45d	1	0.51mi
209 S 18th St Unit A Temple, TX	3.0	2.0	1250	$1,550	$1.24	15d	1	0.51mi
110 Dolphin Dr Unit A Temple, TX	3.0	2.0	1378	$1,350	$0.98	15d	1	0.54mi
103 Dolphin Dr Unit B Temple, TX	3.0	2.0	1373	$1,550	$1.13	45d	1	0.56mi
2310 Ocean Ave Unit A Temple, TX	3.0	2.0	1300	$1,425	$1.10	45d	1	0.57mi
117 Dolphin Dr Unit 117 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	15d	1	0.58mi
121 Dolphin Dr Unit 121 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	15d	1	0.59mi
2322 Ocean Ave Temple, TX	3.0	2.0	1300	$1,495	$1.15	15d	1	0.60mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	15d	1	0.61mi
2321 Ocean Ave Unit B Temple, TX	3.0	2.0	1310	$1,400	$1.07	45d	1	0.61mi
701 East Avenue A Unit A Temple, TX	3.0	2.0	1090	$1,349	$1.24	15d	1	0.63mi
218 Dolphin Dr Unit 218 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	15d	1	0.63mi
222 Dolphin Dr Unit 222 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	15d	1	0.64mi
602 S 26th St Temple, TX	3.0	1.0	768	$1,200	$1.56	25d	1	0.65mi
226 Dolphin Dr Unit 226 A Dolphin Temple, TX	3.0	3.0	1455	$1,450	$1.00	15d	1	0.66mi
101 Riptide Rd Temple, TX	3.0	2.0	1310	$1,495	$1.14	23d	1	0.67mi
234 Dolphin Dr Unit 234 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	15d	1	0.68mi
613 S 24th St Temple, TX	3.0	2.0	1028	$1,290	$1.25	25d	1	0.69mi
612 S 26th St Temple, TX	3.0	2.0	1237	$1,195	$0.97	45d	1	0.70mi
306 Dolphin Dr Unit 306 A Dolphin Temple, TX	3.0	2.0	1379	$1,350	$0.98	15d	1	0.71mi
501 Henderson St Temple, TX	4.0	2.0	1223	$1,050	$0.86	15d	1	0.71mi
215 Riptide Rd Unit A Temple, TX	3.0	2.0	1345	$1,400	$1.04	45d	1	0.71mi
503 Henderson St Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	0.71mi
307 Riptide Rd Temple, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.73mi
15 S 10th St Temple, TX	3.0	1.0	916	$950	$1.04	45d	1	0.74mi
505 S 16th St Temple, TX	3.0	2.0	1090	$1,070	$0.98	15d	1	0.74mi
518 S Knob St Unit B Temple, TX	3.0	2.0	1090	$1,015	$0.93	15d	1	0.75mi
509 S 16th St Temple, TX	3.0	2.0	1090	$1,065	$0.98	15d	1	0.75mi
1906 East Avenue G Unit G Temple, TX	4.0	2.0	1347	$1,600	$1.19	25d	1	0.76mi
708 S 28th St Unit 28th St unit 708 A Temple, TX	3.0	2.5	1355	$1,435	$1.06	45d	1	0.77mi
619 N 8th St Unit a Temple, TX	3.0	2.0	872	$999	$1.15	15d	1	0.78mi
101 S 50th St Unit 1324867P Temple, TX	3.0	2.0	1194	$4,293	$3.60	23d	1	0.80mi
805 S 24th St Temple, TX	3.0	2.0	1233	$1,245	$1.01	45d	1	0.84mi
708 Henderson St Temple, TX	3.0	2.0	1090	$1,025	$0.94	15d	1	0.84mi
703 S 16th St Temple, TX	3.0	2.0	1090	$1,035	$0.95	15d	1	0.85mi
820 S 24th St Unit B Temple, TX	3.0	2.5	1300	$1,435	$1.10	15d	1	0.89mi
1303 N 10th St Temple, TX	3.0	1.5	1119	$1,200	$1.07	45d	1	0.96mi

Listing history 26 events

1. 2026-06-22
   days on market $74,999 Active 74 DOM
2. 2026-06-18
   days on market $74,999 Active 71 DOM
3. 2026-06-17
   days on market $74,999 Active 70 DOM
4. 2026-06-16
   days on market $74,999 Active 69 DOM
5. 2026-06-15
   days on market $74,999 Active 68 DOM
6. 2026-06-14
   days on market $74,999 Active 66 DOM
7. 2026-06-10
   days on market $74,999 Active 63 DOM
8. 2026-06-09
   days on market $74,999 Active 62 DOM
9. 2026-06-08
   days on market $74,999 Active 61 DOM
10. 2026-06-07
    days on market $74,999 Active 60 DOM
11. 2026-06-03
    days on market $74,999 Active 56 DOM
12. 2026-06-02
    days on market $74,999 Active 55 DOM
13. 2026-06-01
    days on market $74,999 Active 54 DOM
14. 2026-05-31
    days on market $74,999 Active 53 DOM
15. 2026-05-30
    days on market $74,999 Active 52 DOM
16. 2026-05-10
    price $74,999 583-char remark

    Show marketing remark (583 chars)

    INVESTOR SPECIAL!! Looking for an investment property or an opportunity to fix up a home and have instant equity, this is a rare opportunity for an “AS-IS” home. Picture 2 and 3 are AI generated photos of what could be. Overall, the home is in good condition. The previous owner has done some of the more costly improvements including the roof and HVAC. The siding needs to be replaced on the left side of the home. The comparables in the area appear to be around 135K to 145K if the home was updated and cleaned up similar to picture 3. Occupant requires 24 hour notice.

17. 2026-05-01
    price $79,000 583-char remark

    Show marketing remark (583 chars)

    INVESTOR SPECIAL!! Looking for an investment property or an opportunity to fix up a home and have instant equity, this is a rare opportunity for an “AS-IS” home. Picture 2 and 3 are AI generated photos of what could be. Overall, the home is in good condition. The previous owner has done some of the more costly improvements including the roof and HVAC. The siding needs to be replaced on the left side of the home. The comparables in the area appear to be around 135K to 145K if the home was updated and cleaned up similar to picture 3. Occupant requires 24 hour notice.

18. 2026-04-08
    listed $85,000 Active 583-char remark

    Show marketing remark (583 chars)

    INVESTOR SPECIAL!! Looking for an investment property or an opportunity to fix up a home and have instant equity, this is a rare opportunity for an “AS-IS” home. Picture 2 and 3 are AI generated photos of what could be. Overall, the home is in good condition. The previous owner has done some of the more costly improvements including the roof and HVAC. The siding needs to be replaced on the left side of the home. The comparables in the area appear to be around 135K to 145K if the home was updated and cleaned up similar to picture 3. Occupant requires 24 hour notice.

19. 2011-05-02
    soldstatus
20. 2009-11-06
    soldstatus $36,000 173-char remark

    Show marketing remark (173 chars)

    LARGE BACKYARD WITH TREES. HARDWOOD FLOORS. AVAC AND WATER HEATER IN ATTIC. RECENTLY LEVELED, CARPET INSTALLED. WASHER, DRYER AND WATER HEATER IN LARGE STORAGE SHED ON SLAB.

21. 2009-10-15
    listed $39,900 173-char remark

    Show marketing remark (173 chars)

    LARGE BACKYARD WITH TREES. HARDWOOD FLOORS. AVAC AND WATER HEATER IN ATTIC. RECENTLY LEVELED, CARPET INSTALLED. WASHER, DRYER AND WATER HEATER IN LARGE STORAGE SHED ON SLAB.

22. 2008-07-08
    historical
23. 2008-01-08
    listed $49,900
24. 2007-09-22
    historical
25. 2007-08-08
    listed $61,900
26. 2002-09-13
    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: $2,579 · $215/mo
• Projected year-2 tax: $2,579 · $215/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 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,836
• − Mortgage interest: −$4,201
• − Property taxes: −$2,579
• − Insurance: −$375
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,182
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,474/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

+21.2% since first listed

11 events — show timeline

• 2026-05-10 Price Changed $74,999 CTXMLS
• 2026-05-01 Price Changed $79,000 CTXMLS
• 2026-04-08 Listed $85,000 CTXMLS
• 2011-05-02 Sold (Public Records) — Public Records
• 2009-11-06 Sold (MLS) $36,000 CTXMLS
• 2009-10-15 Listed $39,900 CTXMLS
• 2008-07-08 Listing Removed — CTXMLS
• 2008-01-08 Listed $49,900 CTXMLS
• 2007-09-22 Listing Removed — CTXMLS
• 2007-08-08 Listed $61,900 CTXMLS
• 2002-09-13 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,579 · +16.0% YoY. Source: county tax records.