901 S 23rd St · Copperas Cove, TX 76522

$106,999

3 bd · 2.0 ba · 947 sqft · SingleFamily public records · 375 Days on market

Built 1963 8,324 sqft lot $113/sqft · 21% below area Est $135k · 21% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK FIXER UPPER! Take a look at this brick home with attached 2 car garage in Copperas Cove! Situated on a spacious corner lot and about an hour drive from Austin, Texas! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Spacious corner lot
• Brick home
• 8,324 sq ft lot

Tags

• BRICK HOME
• ATTACHED 2 CAR GARAGE
• SPACIOUS CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (4.8% below list).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% 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: employment D+, amenities F, commute F.
• Copperas Cove ISD (suburban): math 41% / reading 42% proficiency, ranked #340 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview/Miss Jewell El (math 39% / reading 42%, grade F, #1,490 of 4,322 statewide, top 35%, 500 students, 77% FRL); Copperas Cove J H (math 43% / reading 42%, grade D-, #553 of 1,662 statewide, top 34%, 924 students, 63% FRL); Copperas Cove H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 2,277 students, 52% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/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 $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,159 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $134,745
• List price: $106,999
• Delta: -20.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Sandy Ct	0.19mi	2/1.0 (-1)	936 (-1%)	5mo	$60,000	$64	76
1005 S 25th St	0.15mi	3/1.0	989 (+4%)	7mo	$138,000	$140	76
1106 S 15th St	0.26mi	3/1.5	1,032 (+9%)	1mo	$160,882	$156	70
2122 Circle Dr	0.40mi	3/2.0	1,036 (+9%)	4mo	$165,000	$159	63
1004 S 17th St	0.16mi	3/2.0	1,086 (+15%)	7mo	$165,000	$152	62
1102 S 3rd St	0.51mi	3/2.0	1,039 (+10%)	2mo	$115,000	$111	58
2313 Post Oak Ave	0.63mi	3/1.5	1,008 (+6%)	2mo	$168,500	$167	56
401 Veterans Ave	0.69mi	2/1.0 (-1)	912 (-4%)	2mo	$98,000	$107	50
2321 Terrace Dr	0.48mi	3/1.0	1,056 (+12%)	8mo	$169,900	$161	48
506 Veterans Ave	0.66mi	3/1.0	1,034 (+9%)	3mo	$150,000	$145	48
2806 Live Oak Dr	0.60mi	3/1.5	1,056 (+12%)	5mo	$175,000	$166	46
2410 Meadow Ln	0.63mi	3/1.0	1,022 (+8%)	9mo	$129,900	$127	46

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-10,854
• Equity at exit: $15,954

10-year hold

• IRR: -5.2%
• Equity multiple: 0.70×
• Total profit: $-8,893
• Equity at exit: $9,251

Cash invested: $29,960 (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 76522

• Home prices YoY: -22.4%
• Rents YoY: -0.2%
• Active inventory: 610
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$561
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $149

Break-even live

Break-even rent $829

Max offer price $106,999

Occupancy floor 80%

Sensitivity live

Price	-10% $210	-5% $180	+0% $149	+5% $119	+10% $89
Rent	-10% $69	-5% $109	+0% $149	+5% $189	+10% $230
Rate	-1.0pp $203	-0.5pp $176	base $149	+0.5pp $121	+1.0pp $93

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 S 17th St Unit 907 Copperas Cove, TX	2.0	1.0	600	$875	$1.46	45d	1	0.12mi
915 S 15th St Copperas Cove, TX	3.0	2.0	1008	$850	$0.84	15d	1	0.19mi
1208 S 19th St Copperas Cove, TX	3.0	1.5	1010	$1,525	$1.51	25d	1	0.33mi
1206 Urbantke Ct Unit B Copperas Cove, TX	2.0	1.0	754	$700	$0.93	45d	1	0.33mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	45d	1	0.33mi
1208 Urbantke Ct Unit 6 Copperas Cove, TX	2.0	1.0	758	$695	$0.92	45d	1	0.33mi
1208 Urbantke Ct Unit 10 Copperas Cove, TX	2.0	1.0	758	$595	$0.78	25d	1	0.33mi
1008 S 9th St Unit B Copperas Cove, TX	2.0	1.0	796	$700	$0.88	45d	1	0.35mi
2107 Brantley Ave Copperas Cove, TX	3.0	1.0	816	$995	$1.22	15d	1	0.45mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	45d	1	0.46mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	45d	1	0.46mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	45d	1	0.47mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	22d	1	0.47mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	25d	1	0.48mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	45d	1	0.49mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	45d	1	0.52mi
1012 Georgetown Rd Copperas Cove, TX	2.0	1.0	690	$800	$1.16	45d	1	0.53mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	45d	1	0.54mi
402 Mary St Apt 204 Copperas Cove, TX	2.0	1.0	850	$725	$0.85	45d	1	0.54mi
624 Sunset Ln Unit B Copperas Cove, TX	2.0	1.0	710	$600	$0.85	15d	1	0.57mi
401 Sunset Ln Unit A Copperas Cove, TX	2.0	1.0	690	$795	$1.15	45d	1	0.61mi
610 Casa Dr Copperas Cove, TX	2.0	1.0	750	$895	$1.19	15d	1	0.61mi
305 Horseshoe Dr Copperas Cove, TX	2.0	1.0	850	$850	$1.00	45d	1	0.64mi
410 Veterans Ave Unit 5 Copperas Cove, TX	2.0	1.0	800	$750	$0.94	45d	1	0.64mi
307 Sunset Ln Unit 4 Copperas Cove, TX	2.0	1.0	754	$700	$0.93	15d	1	0.64mi
307 Sunset Ln Unit 6 Copperas Cove, TX	2.0	1.0	800	$650	$0.81	45d	1	0.65mi
208 Veterans Ave Unit 106 Copperas Cove, TX	2.0	1.0	829	$650	$0.78	25d	1	0.65mi
101 Meggs St Unit F Copperas Cove, TX	2.0	1.0	725	$695	$0.96	45d	1	0.66mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	45d	1	0.66mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	45d	1	0.67mi
722 West Avenue B Unit B Copperas Cove, TX	2.0	1.0	620	$1,000	$1.61	45d	1	0.67mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.83mi
310 W Washington Ave Unit A Copperas Cove, TX	2.0	1.0	661	$700	$1.06	45d	1	0.87mi
401 W Lincoln Ave Unit 2 Copperas Cove, TX	2.0	1.0	740	$850	$1.15	25d	1	0.90mi
304 Carpenter St Unit 7 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	25d	1	0.93mi
304 Carpenter St Unit 1 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	45d	1	0.93mi
102 East Avenue A Apt 7 Copperas Cove, TX	2.0	1.0	560	$585	$1.04	15d	1	0.96mi
102 East Avenue A Apt 7 Copperas Cove, TX	2.0	1.0	560	$585	$1.04	25d	1	0.96mi
910 Hill St Copperas Cove, TX	3.0	1.0	1036	$995	$0.96	25d	1	0.98mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	25d	1	0.99mi

Listing history 18 events

1. 2026-06-21
   days on market $106,999 Active 375 DOM
2. 2026-06-18
   days on market $106,999 Active 372 DOM
3. 2026-06-17
   days on market $106,999 Active 371 DOM
4. 2026-06-16
   days on market $106,999 Active 370 DOM
5. 2026-06-15
   days on market $106,999 Active 369 DOM
6. 2026-06-14
   days on market $106,999 Active 367 DOM
7. 2026-06-13
   days on market $106,999 Active 366 DOM
8. 2026-06-10
   days on market $106,999 Active 364 DOM
9. 2026-06-09
   days on market $106,999 Active 363 DOM
10. 2026-06-08
    days on market $106,999 Active 362 DOM
11. 2026-06-07
    days on market $106,999 Active 361 DOM
12. 2026-06-05
    days on market $106,999 Active 358 DOM
13. 2026-06-03
    days on market $106,999 Active 357 DOM
14. 2026-06-02
    days on market $106,999 Active 356 DOM
15. 2026-06-01
    days on market $106,999 Active 355 DOM
16. 2026-05-31
    days on market $106,999 Active 354 DOM
17. 2026-05-30
    days on market $106,999 Active 353 DOM
18. 2025-06-11
    listed $106,999 Active 397-char remark

    Show marketing remark (397 chars)

    BRICK FIXER UPPER! Take a look at this brick home with attached 2 car garage in Copperas Cove! Situated on a spacious corner lot and about an hour drive from Austin, Texas! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,958 · $163/mo
• Expected delta: +$1,365/yr (+$114/mo · 230.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $12,218
• − Mortgage interest: −$5,994
• − Property taxes: −$593
• − Insurance: −$535
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,113
• Taxable income: $29
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $1,784/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: Copperas Cove ISD
• NCES district ID: 4815240
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $51,072
• Composite: 35.85/100
• National rank: #4822
• State rank: #340 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

• Census place: Copperas Cove, TX
• County: Coryell County · 61,053 people
• City population: 42,118
• Metro: Killeen-Temple, TX
• Population (ZIP): 42,118
• Household income: $72,206
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1019.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Hispanic / Latino 21% Two or more races 20% Black 14% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 10% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.11%
• Current HPI: 183.9452
• Rent YoY: ▼ -0.25%
• 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

1 event — show timeline

• 2025-06-11 Listed $106,999 HARMLS

Property tax history

-8.4%/yr

Latest (2025): $593 · -74.3% YoY. Source: county tax records.