Is 11719 Roselle St in Temple, TX a good investment?

CashFlowRE grades it D+ with a 5.6% cap rate and $-131/mo modeled cash flow at a $235,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11719 Roselle St?

The modeled cap rate is 5.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,890/month, from CashFlowRE's rent model.

D+ Composite 46.79

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 +15.0/15.0
Cash flow +10.3/30.0
Schools +5.5/10.0
Condition / age +4.0/5.0
Livability +3.8/5.0
1% rule +3.0/10.0
DSCR +2.9/10.0
Rent growth +2.3/5.0
Appreciation +0.0/10.0

$235,000

11719 Roselle St · Temple, TX 76502

3 bd · 2.0 ba · 1,316 sqft · SingleFamily · 80 Days on market

Built 1971 Good condition 0.31 ac lot $179/sqft · 22% below area Est $301k · 22% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This charming 3-bedroom, 2-bathroom home is a true gem, offering a blend of modern updates and ample space perfect for families or investors looking for a lucrative Airbnb opportunity or a great place to call home. Nestled within the highly sought-after Belton Independent School District, the property boasts an oversized yard, ideal for outdoor activities or future expansions. The interior has been meticulously updated to ensure comfort and style, and all furnishings and items in the home will convey, making it a turnkey solution for those eager to move in or start generating rental income immediately.

Key facts

Oversized yard
Modern updates
0.31 acre lot

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $216k (8.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.6% below list).
Recommended offer: $189k (19.6% below list) — sets the bar for 1% rule.
Cap rate 5.6% 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: commute C-, crime D+, employment D+.
Belton ISD (suburban): math 39% / reading 46% proficiency, ranked #285 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Lakewood El (math 59% / reading 56%, grade C+, #492 of 4,322 statewide, top 12%, 700 students, 24% FRL); North Belton Middle (math 39% / reading 42%, grade F, #637 of 1,662 statewide, top 39%, 857 students, 38% FRL); Belton H S (math 39% / reading 46%, grade F, #721 of 1,632 statewide, top 45%, 1,941 students, 46% FRL).
Market conditions: Rents soft (-0.8%/yr); 1312 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2k of loan paydown is wiped out by about $7k 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 80 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,007 (19.6% below list)

Questions for the listing agent

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?
It's been on market 80 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.80% ✗
Cap rate: 5.62%
Cash-on-cash: -2.39%
DSCR: 0.89
GRM: 10.4

CMA / ARV

ARV (median comp): $301,000
List price: $235,000
Delta: -21.93%
Verdict: UNDERPRICED
Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Sheridan Loop	0.21mi	4/2.0 (+1)	1,624 (+23%)	2mo	$285,000	$175	59
568 Morgans Point Rd	1.31mi	3/2.0	1,381 (+5%)	2mo	$205,000	$148	55
195 Woodland Trl	0.72mi	3/2.0	1,421 (+8%)	1mo	$242,000	$170	52
9816 Tully Weary Ln	1.34mi	3/2.0	1,384 (+5%)	5mo	$227,000	$164	52
13260 Estate Trl	1.07mi	3/1.5	1,445 (+10%)	0mo	$230,000	$159	46
8 E Shawnee Ln	1.38mi	3/2.0	1,322 (+0%)	32mo	$250,000	$189	44
4 W Wichita Ln	1.17mi	3/2.0	1,274 (-3%)	20mo	$269,900	$212	43
14 St Andrews Pl	1.03mi	3/2.0	1,579 (+20%)	2mo	$295,000	$187	38
628 Sugar Brook Dr	1.47mi	3/2.0	1,513 (+15%)	3mo	$215,000	$142	37
206 Woodland Trl	0.75mi	2/2.0 (-1)	1,451 (+10%)	12mo	$250,000	$172	33
269 Woodland Trl	0.94mi	3/2.0	1,593 (+21%)	17mo	$310,000	$195	26
8 W Maya Ln	1.37mi	4/2.0 (+1)	1,461 (+11%)	33mo	$360,000	$246	22

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: -23.7%
Equity multiple: 0.21×
Total profit: $-51,926
Equity at exit: $35,039

10-year hold

IRR: -29.8%
Equity multiple: -0.17×
Total profit: $-77,240
Equity at exit: $20,319

Cash invested: $65,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 2 active · 2 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $267,000 ($183/sqft)
Median days on market: 6 d
This list price: lowest-priced of the active set
ARV vs active asking: +24.9% 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: 1312
Price-to-rent: 10.4×

Monthly cashflow live

Estimated rent: $1,890 high interval (Pro) →
Mortgage (P&I): −$1,232
Tax est. 1.5%: −$294 /mo · $3,525/yr
Insurance: −$98
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$397
Net cashflow: $-131

Break-even live

Break-even rent $2,056

Max offer price $216,062

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-50	+0% $-131	+5% $-212	+10% $-293
Rent	-10% $-280	-5% $-206	+0% $-131	+5% $-56	+10% $18
Rate	-1.0pp $-13	-0.5pp $-71	base $-131	+0.5pp $-192	+1.0pp $-254

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: $58,750
Closing costs: $7,050
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Woodland Trl Belton, TX	3.0	2.0	1607	$1,900	$1.18	93d	1	0.95mi
257 Woodland Trl Unit NA Belton, TX	3.0	2.0	1607	$1,850	$1.15	72d	1	0.95mi
419 Big Timber Dr Temple, TX	3.0	2.0	1771	$1,995	$1.13	93d	1	1.32mi
8 E Shawnee Ln Belton, TX	3.0	2.0	1322	$1,650	$1.25	93d	1	1.37mi
8 E Shawnee Ln Belton, TX	3.0	2.0	1322	$1,650	$1.25	72d	1	1.37mi
2601 Amber Forest Trl Belton, TX	4.0	2.0	1865	$2,050	$1.10	63d	1	1.50mi

Property features AI

Exterior

Utilities: Public waterPublic sewer
Home design: Single-storyResale property
Construction: Masonry constructionComposition/shingle roofSlab foundationYear built from assessor
Exterior features: High privacy fencing (partial)City lotQuarter- to half-acre lotCity street frontage

Interior

Kitchen: DishwasherElectric rangeMicrowave
Flooring: Luxury vinyl plank
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air (one unit)
Interior features: Ceiling fan(s)VanityKitchen and dining combined
Laundry & utility: Washer hookup on main levelElectric dryer hookupWasherDryer

Listing history 50 events

2026-08-08

days on market $235,000 Active 80 DOM
2026-08-07

days on market $235,000 Active 79 DOM
2026-08-06

days on market $235,000 Active 78 DOM
2026-08-05

days on market $235,000 Active 77 DOM
2026-08-04

days on market $235,000 Active 76 DOM
2026-08-03

days on market $235,000 Active 75 DOM
2026-07-31

days on market $235,000 Active 72 DOM
2026-07-29

days on market $235,000 Active 70 DOM
2026-07-27

days on market $235,000 Active 68 DOM
2026-07-25

days on market $235,000 Active 66 DOM
2026-07-24

days on market $235,000 Active 65 DOM
2026-07-23

days on market $235,000 Active 64 DOM
2026-07-22

days on market $235,000 Active 63 DOM
2026-07-21

days on market $235,000 Active 62 DOM
2026-07-18

days on market $235,000 Active 59 DOM
2026-07-16

days on market $235,000 Active 57 DOM
2026-07-16

days on market $235,000 Active 56 DOM
2026-07-14

days on market $235,000 Active 55 DOM
2026-07-13

days on market $235,000 Active 54 DOM
2026-07-12

days on market $235,000 Active 53 DOM
2026-07-11

days on market $235,000 Active 52 DOM
2026-07-10

days on market $235,000 Active 51 DOM
2026-07-09

days on market $235,000 Active 50 DOM
2026-07-08

days on market $235,000 Active 49 DOM
2026-07-07

days on market $235,000 Active 48 DOM
2026-07-06

days on market $235,000 Active 47 DOM
2026-07-05

days on market $235,000 Active 46 DOM
2026-07-04

days on market $235,000 Active 45 DOM
2026-07-03

days on market $235,000 Active 44 DOM
2026-07-02

days on market $235,000 Active 43 DOM
2026-07-01

days on market $235,000 Active 42 DOM
2026-06-30

days on market $235,000 Active 41 DOM
2026-06-29

days on market $235,000 Active 40 DOM
2026-06-28

days on market $235,000 Active 39 DOM
2026-06-28

days on market $235,000 Active 38 DOM
2026-06-27

days on market $235,000 Active 37 DOM
2026-06-25

days on market $235,000 Active 35 DOM
2026-06-23

days on market $235,000 Active 33 DOM
2026-06-21

days on market $235,000 Active 32 DOM
2026-06-18

days on market $235,000 Active 29 DOM
2026-06-17

days on market $235,000 Active 28 DOM
2026-06-16

days on market $235,000 Active 27 DOM
2026-06-15

days on market $235,000 Active 26 DOM
2026-06-14

days on market $235,000 Active 24 DOM
2026-06-13

days on market $235,000 Active 23 DOM
2026-06-10

days on market $235,000 Active 21 DOM
2026-06-09

days on market $235,000 Active 20 DOM
2026-06-08

days on market $235,000 Active 19 DOM
2026-06-07

days on market $235,000 Active 18 DOM
2026-06-05

days on market $235,000 Active 15 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,681
− Mortgage interest: −$13,164
− Property taxes: −$3,525
− Insurance: −$1,175
− Repairs & maintenance: −$1,814
− Management: −$1,814
− Depreciation: −$6,836
Taxable loss: −$5,648

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,356
After-tax cash flow: $-215/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 · 28 photos

Good 80/100 Cosmetic rehab Est. rehab $6,580–$19,740 screening

This charming 3-bedroom, 2-bathroom home is move-in ready with modern updates and ample space, perfect for families or investors looking to generate rental income.

Value-add opportunities

Both landscaping — enhances curb appeal and adds value ↑
Both furniture — furnishings convey with the property ↑

ⓘ 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.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Lakewood El C+ TX #492/4,322 Nat'l #8,415/41,679 Middle Lake Belton Middle C TX #356/1,662 Nat'l #3,585/14,009 High Lake Belton H S C TX #320/1,632 Nat'l #3,986/17,239

Schools (NCES district)

District: Belton ISD
NCES district ID: 4809860
Math proficiency: 39% ▼ -14.00%
Reading proficiency: 46% ▼ -4.00%
Median HH income: $61,239
Composite: 37.62/100
National rank: #4378
State rank: #285 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

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

1 event — show timeline

2026-05-20 Listed $235,000 CTXMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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