893 County Road 3376 · Copperas Cove, TX 76539

$159,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 83 Days on market

Built 1992 2.39 ac lot $138/sqft · 25% below area Est $211k · 25% under ↓ 20% since listing

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

Key facts

• Peaceful countryside
• Stainless appliances
• Open layout

Tags

• LARGE BACKYARD DECK
• SHIPLAP FIREPLACE
• STAINLESS APPLIANCES
• OPEN LAYOUT
• PEACEFUL COUNTRYSIDE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.4% in Copperas Cove — 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 65/100 on livability (#706 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Lampasas ISD (rural): math 42% / reading 46% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 18 units permitted in Lampasas County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $211,362
• List price: $159,000
• Delta: -24.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,966
• Equity at exit: $23,707

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $18,253
• Equity at exit: $13,747

Cash invested: $44,520 (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 76539

• Home prices YoY: -13.7%
• Active inventory: 147
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $295

Break-even live

Break-even rent $1,420

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $385	-5% $340	+0% $295	+5% $250	+10% $205
Rent	-10% $153	-5% $224	+0% $295	+5% $365	+10% $436
Rate	-1.0pp $375	-0.5pp $335	base $295	+0.5pp $253	+1.0pp $211

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-23
   price $159,000 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

2. 2026-04-02
   price $169,000 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

3. 2026-03-18
   price $179,000 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

4. 2026-03-13
   price $189,000 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

5. 2026-03-05
   listed $199,000 Active 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to 893 County Road 3376, a property full of potential and sits on just over 2 acres of peaceful countryside. This 3-bedroom, 2-bath home offers 1,152 sq ft of living space with a spacious, open layout designed for comfortable everyday living. Inside, you’ll find lovely laminate flooring, a shiplap fireplace, as well as stainless appliances. The home is nice and inviting, offering a great foundation for personal touches. The open living areas create a welcoming space for gathering with family and friends. Step outside to enjoy the large backyard deck, perfect for entertaining, relaxing, or simply taking in the quiet country surroundings. With plenty of land to enjoy, there’s room to garden, expand, or create your own outdoor retreat. Whether you’re an investor searching for your next opportunity or a buyer looking for a home with great potential to make your own, this property has so much to offer. Schedule your private showing today and come see the possibilities for yourself!

6. 2001-07-03
   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: $2,656 · $221/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$253/yr (+$21/mo · 9.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $21,508
• − Mortgage interest: −$8,906
• − Property taxes: −$2,656
• − Insurance: −$795
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,625
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,274/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: Lampasas ISD
• NCES district ID: 4826640
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $51,042
• Composite: 37.9/100
• National rank: #4314
• State rank: #278 of 826 in TX

Livability — Copperas Cove

• Score: 65/100
• State rank: #706
• US rank: #13158

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,118
• Population (ZIP): 8,642

Population outlook (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 12% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 8% · Canada, Guatemala, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 3% Korean 1%

Political lean MEDSL · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 207.1907
• Rent YoY: —
• Metro: —
• 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

-20.1% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $159,000 HARMLS
• 2026-04-02 Price Changed $169,000 HARMLS
• 2026-03-18 Price Changed $179,000 HARMLS
• 2026-03-13 Price Changed $189,000 HARMLS
• 2026-03-05 Listed $199,000 HARMLS
• 2001-07-03 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $2,656 · +40.4% YoY. Source: county tax records.