814 S 25th St · Copperas Cove, TX 76522

$129,900

4 bd · 3.0 ba · 1,620 sqft · SingleFamily public records · 12 Days on market

Built 1971 9,361 sqft lot $80/sqft · 25% below area Est $173k · 25% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• 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

CORNER LOT!!Step into this huge 4 bedroom, 2 bath home. Kitchen has bamboo flooring, separate dining room. Large second living area give you plenty of space. Master bedroom is located away from minor rooms, giving you plenty of privacy. Hall bath has upgraded tile making it a show stopper. (Sold AS IS. Buyer has 7 day inspection period upon receiving ratified contracts. .. No repairs will be considered based upon inspection reports. If utilities are off due to property condition, seller will not repair to facilitate inspections. Buyer is responsible for their own tile policy. Seller may convey with a Quit Claim Deed if VA title approval is not obtained 5 days prior to closing date. .Property was built prior to 1978 and lead based paint potentially exists

Key facts

• 9,361 sq ft lot
• 2 garage spots
• Built 1971

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO FORT HOOD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.3% 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.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 605 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 55% 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 $129,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.09% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (median comp): $172,992
• List price: $129,900
• Delta: -20.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S 23rd St	0.10mi	3/1.5 (-1)	1,506 (-7%)	1mo	$93,730	$62	72
802 S 13th St	0.32mi	3/1.5 (-1)	1,610 (-1%)	6mo	$190,000	$118	68
2307 Veterans Ave	0.35mi	3/2.0 (-1)	1,800 (+11%)	8mo	$250,000	$139	50
2215 Terrace	0.54mi	3/1.5 (-1)	1,451 (-10%)	8mo	$209,000	$144	40
2809 Mountain Ave	0.64mi	3/2.0 (-1)	1,396 (-14%)	0mo	$155,000	$111	38
2110 Terrace Dr	0.47mi	3/1.0 (-1)	1,377 (-15%)	4mo	$165,000	$120	37
813 Kielman Dr	0.74mi	3/1.5 (-1)	1,485 (-8%)	18mo	$165,000	$111	26
218 Meggs Blvd	0.65mi	3/1.0 (-1)	1,466 (-10%)	21mo	$145,000	$99	24

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: -14.6%
• Equity multiple: 0.50×
• Total profit: $-18,346
• Equity at exit: $19,369

10-year hold

• IRR: -12.6%
• Equity multiple: 0.37×
• Total profit: $-22,939
• Equity at exit: $11,231

Cash invested: $36,372 (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: 605
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$681
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $106

Break-even live

Break-even rent $1,282

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $180	-5% $143	+0% $106	+5% $69	+10% $33
Rent	-10% $-6	-5% $50	+0% $106	+5% $162	+10% $218
Rate	-1.0pp $172	-0.5pp $139	base $106	+0.5pp $73	+1.0pp $38

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	44d	1	0.06mi
1007 S 29th St Copperas Cove, TX	3.0	2.0	1176	$1,400	$1.19	14d	1	0.21mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	44d	1	0.21mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	44d	1	0.26mi
1008 S 31st St Copperas Cove, TX	3.0	2.0	1350	$1,145	$0.85	14d	1	0.27mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	44d	1	0.38mi
309 Myra Lou Ave Copperas Cove, TX	3.0	2.0	1269	$1,125	$0.89	44d	1	0.42mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	44d	1	0.43mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	44d	1	0.44mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	44d	1	0.45mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	24d	1	0.52mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	44d	1	0.52mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	24d	1	0.56mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	44d	1	0.59mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	24d	1	0.61mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	44d	1	0.67mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	24d	1	0.73mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	44d	1	0.76mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	21d	1	0.76mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	44d	1	0.87mi
611 N 21st St Copperas Cove, TX	3.0	2.0	1128	$1,250	$1.11	14d	1	0.94mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	24d	1	0.95mi
1217 Craig St Copperas Cove, TX	3.0	2.0	1341	$1,575	$1.17	44d	1	0.95mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	14d	12	0.96mi
1122 Rhonda Lee St Copperas Cove, TX	3.0	2.0	1349	$1,300	$0.96	24d	1	0.98mi
507 Skyline Dr Copperas Cove, TX	3.0	2.0	1889	$2,200	$1.16	44d	1	1.00mi
3004 Sundown Ln Copperas Cove, TX	4.0	2.0	1608	$1,895	$1.18	24d	1	1.02mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	1.13mi
806 N 3rd St Unit A Copperas Cove, TX	3.0	2.0	1130	$1,150	$1.02	44d	1	1.15mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	14d	1	1.15mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	1.18mi
820 Michelle Dr Copperas Cove, TX	3.0	2.0	1053	$1,095	$1.04	24d	1	1.29mi
1902 Patricia St Copperas Cove, TX	5.0	2.0	1520	$1,545	$1.02	14d	1	1.30mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	14d	1	1.30mi
805 Stockdale Rd Copperas Cove, TX	3.0	2.0	1501	$1,700	$1.13	14d	1	1.31mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	24d	1	1.31mi
1517 Dryden Ave Copperas Cove, TX	3.0	2.0	1841	$1,800	$0.98	14d	1	1.34mi
833 Michelle Dr Copperas Cove, TX	3.0	2.0	1200	$1,325	$1.10	14d	1	1.35mi
906 Tanner Rd Copperas Cove, TX	3.0	2.0	1725	$1,550	$0.90	14d	1	1.36mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	14d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 12 DOM
2. 2026-06-17
   days on market $129,900 Active 11 DOM
3. 2026-06-16
   days on market $129,900 Active 10 DOM
4. 2026-06-15
   days on market $129,900 Active 9 DOM
5. 2026-06-14
   days on market $129,900 Active 7 DOM
6. 2026-06-13
   days on market $129,900 Active 6 DOM
7. 2026-06-10
   days on market $129,900 Active 4 DOM
8. 2026-06-09
   days on market $129,900 Active 3 DOM
9. 2026-06-08
   days on market $129,900 Active 2 DOM
10. 2026-06-07
    remarks 462-char remark
11. 2026-06-07
    pricestatusdays on marketlisting id $129,900 Active 1 DOM
12. 2026-05-14
    historical
13. 2026-02-13
    price $137,900
14. 2025-12-18
    listed $144,900 Active
15. 2021-10-15
    soldstatus
16. 2016-01-28
    listed $62,400 764-char remark

    Show marketing remark (764 chars)

    CORNER LOT!!Step into this huge 4 bedroom, 2 bath home. Kitchen has bamboo flooring, separate dining room. Large second living area give you plenty of space. Master bedroom is located away from minor rooms, giving you plenty of privacy. Hall bath has upgraded tile making it a show stopper. (Sold AS IS. Buyer has 7 day inspection period upon receiving ratified contracts. .. No repairs will be considered based upon inspection reports. If utilities are off due to property condition, seller will not repair to facilitate inspections. Buyer is responsible for their own tile policy. Seller may convey with a Quit Claim Deed if VA title approval is not obtained 5 days prior to closing date. .Property was built prior to 1978 and lead based paint potentially exists

17. 2014-06-18
    historical
18. 2013-06-21
    listed $75,000
19. 2009-07-04
    listed $115,000
20. 2008-04-01
    historical
21. 2008-02-20
    listed $105,000
22. 2006-04-04
    soldstatus
23. 2006-02-15
    listed $92,000

ⓘ 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: $3,334 · $278/mo
• Projected year-2 tax: $3,334 · $278/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $17,002
• − Mortgage interest: −$7,276
• − Property taxes: −$3,334
• − Insurance: −$650
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,779
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,456/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

+49.9% since first listed

12 events — show timeline

• 2026-05-14 Listing Removed — CTXMLS
• 2026-02-13 Price Changed $137,900 CTXMLS
• 2025-12-18 Listed $144,900 CTXMLS
• 2021-10-15 Sold (Public Records) — Public Records
• 2016-01-28 Listed $62,400 CTXMLS
• 2014-06-18 Listing Removed — CTXMLS
• 2013-06-21 Listed $75,000 CTXMLS
• 2009-07-04 Listed $115,000 CTXMLS
• 2008-04-01 Listing Removed — CTXMLS
• 2008-02-20 Listed $105,000 CTXMLS
• 2006-04-04 Sold (Public Records) — Public Records
• 2006-02-15 Listed $92,000 CTXMLS

Property tax history

+3.5%/yr

Latest (2025): $3,334 · -1.3% YoY. Source: county tax records.