109 Manning Dr · Copperas Cove, TX 76522

$149,500

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 56 Days on market

Built 1973 9,169 sqft lot $110/sqft · 18% below area Est $182k · 18% under

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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 +11.2/30.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 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

Second best deal in town.   First already sold. Hurry to see this buyable 3-bedroom, 2-bathroom, laminate floors home with open floor plan of the kitchen, dining and family room. located near all of the main shopping district of the city and within walking distance of one of the local elementary schools. wise place to start your homeownership dreams, right here!  This one won't linger long.

Key facts

• Open floor plan
• Laminate floors
• 9,169 sq ft lot

Tags

• OPEN FLOOR PLAN
• LAMINATE FLOORS
• NEAR SHOPPING DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-58 ($-702/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.0% below list).
• Recommended offer: $138k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: C R Clements/Hollie Parsons El (math 51% / reading 46%, grade D, #950 of 4,322 statewide, top 22%, 817 students, 68% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate 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 $137,532 (8.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

• ARV (median comp): $182,491
• List price: $149,500
• Delta: -18.08%
• 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
417 Cottonwood Dr	0.19mi	3/2.0	1,231 (-9%)	3mo	$159,900	$130	73
1603 E Robertson Ave	0.47mi	3/2.0	1,320 (-3%)	2mo	$160,000	$121	72
109 Ridge St	0.54mi	3/1.5	1,353 (-0%)	3mo	$144,100	$107	70
1306 Amthor Ave	0.65mi	3/2.0	1,366 (+1%)	3mo	$220,000	$161	66
205 Nauert St	0.61mi	3/2.0	1,324 (-2%)	4mo	$185,000	$140	64
621 Manning Dr	0.35mi	3/2.0	1,534 (+13%)	8mo	$190,000	$124	55
1105 E Robertson Ave	0.68mi	3/2.0	1,287 (-5%)	6mo	$94,000	$73	55
1402 Amthor Ave	0.63mi	3/2.0	1,453 (+7%)	8mo	$207,000	$142	52
1207 E Robertson Ave	0.62mi	3/2.0	1,279 (-6%)	12mo	$179,900	$141	52
1505 E Robertson Ave	0.50mi	4/2.0 (+1)	1,314 (-3%)	24mo	$130,000	$99	47
612 Manning Dr	0.41mi	3/2.0	1,534 (+13%)	19mo	$209,000	$136	43
509 Houston St	0.61mi	4/2.0 (+1)	1,546 (+14%)	21mo	$192,600	$125	26

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-31,890
• Equity at exit: $22,291

10-year hold

• IRR: -29.3%
• Equity multiple: -0.14×
• Total profit: $-47,777
• Equity at exit: $12,926

Cash invested: $41,860 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$784
• Tax from tax record: −$299 /mo · $3,584/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-58

Break-even live

Break-even rent $1,449

Max offer price $139,172

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-16	+0% $-58	+5% $-101	+10% $-143
Rent	-10% $-167	-5% $-113	+0% $-58	+5% $-4	+10% $50
Rate	-1.0pp $17	-0.5pp $-20	base $-58	+0.5pp $-97	+1.0pp $-137

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Gibson St Unit A Copperas Cove, TX	2.0	2.0	1020	$1,150	$1.13	45d	1	0.10mi
221 Gibson St Unit B Copperas Cove, TX	2.0	2.0	1020	$1,050	$1.03	23d	1	0.13mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	25d	1	0.17mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	45d	1	0.17mi
1106 Pack Ave Copperas Cove, TX	3.0	2.0	1302	$1,275	$0.98	45d	1	0.21mi
418 Cottonwood Dr Copperas Cove, TX	3.0	2.0	1208	$1,495	$1.24	45d	1	0.25mi
1104 Cummings Ave Copperas Cove, TX	3.0	2.0	1542	$1,395	$0.90	45d	1	0.25mi
704 Kim Ave Copperas Cove, TX	3.0	2.0	1692	$1,695	$1.00	23d	1	0.53mi
105 Nauert St Copperas Cove, TX	4.0	1.0	1346	$1,395	$1.04	25d	1	0.62mi
107 Nauert St Copperas Cove, TX	3.0	2.0	1710	$1,300	$0.76	45d	1	0.62mi
1306 Amthor Ave Copperas Cove, TX	3.0	2.0	1366	$1,399	$1.02	45d	1	0.67mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	25d	1	0.72mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	45d	1	0.72mi
507 Kate St Copperas Cove, TX	3.0	2.0	1280	$1,295	$1.01	25d	1	0.76mi
1003 E Robertson Ave Copperas Cove, TX	3.0	2.0	1042	$1,150	$1.10	25d	1	0.76mi
308 Creek St Unit A Copperas Cove, TX	2.0	1.5	978	$875	$0.89	45d	1	0.79mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	45d	1	0.83mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	25d	1	0.86mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	45d	1	0.86mi
1564 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.0	1110	$1,400	$1.26	25d	1	0.91mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	25d	1	0.94mi
1243 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1309	$1,249	$0.95	45d	1	1.04mi
1316 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1300	$1,300	$1.00	45d	1	1.06mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	15d	1	1.06mi
1005 Phil Ave Copperas Cove, TX	3.0	1.0	1026	$1,025	$1.00	45d	1	1.08mi
1335 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1333	$2,500	$1.88	15d	1	1.12mi
1335 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1333	$2,400	$1.80	15d	1	1.13mi
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	45d	1	1.18mi
403 E Hogan Dr Copperas Cove, TX	4.0	2.0	1492	$1,675	$1.12	25d	1	1.28mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	45d	1	1.28mi
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	45d	1	1.34mi
211 E Hogan Dr Copperas Cove, TX	3.0	2.0	1372	$1,400	$1.02	15d	1	1.34mi
204 South Dr Unit A Copperas Cove, TX	2.0	1.0	895	$999	$1.12	45d	1	1.38mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	45d	1	1.39mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	45d	1	1.40mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	45d	1	1.43mi

Listing history 18 events

1. 2026-05-06
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Second best deal in town.   First already sold. Hurry to see this buyable 3-bedroom, 2-bathroom, laminate floors home with open floor plan of the kitchen, dining and family room. located near all of the main shopping district of the city and within walking distance of one of the local elementary schools. wise place to start your homeownership dreams, right here!  This one won't linger long.

2. 2026-04-15
   price $149,500 403-char remark

   Show marketing remark (403 chars)

   Second best deal in town.   First already sold. Hurry to see this buyable 3-bedroom, 2-bathroom, laminate floors home with open floor plan of the kitchen, dining and family room. located near all of the main shopping district of the city and within walking distance of one of the local elementary schools. wise place to start your homeownership dreams, right here!  This one won't linger long.

3. 2026-04-15
   price $149,800 403-char remark

   Show marketing remark (403 chars)

   Second best deal in town.   First already sold. Hurry to see this buyable 3-bedroom, 2-bathroom, laminate floors home with open floor plan of the kitchen, dining and family room. located near all of the main shopping district of the city and within walking distance of one of the local elementary schools. wise place to start your homeownership dreams, right here!  This one won't linger long.

4. 2026-03-10
   listed $162,500 Active 403-char remark

   Show marketing remark (403 chars)

   Second best deal in town.   First already sold. Hurry to see this buyable 3-bedroom, 2-bathroom, laminate floors home with open floor plan of the kitchen, dining and family room. located near all of the main shopping district of the city and within walking distance of one of the local elementary schools. wise place to start your homeownership dreams, right here!  This one won't linger long.

5. 2023-11-19
   historical
6. 2023-11-18
   historical $1,300
7. 2023-11-15
   price $1,300
8. 2023-11-11
   price $193,000
9. 2023-10-27
   listed $1,550
10. 2023-10-17
    listed $195,000 Active
11. 2023-03-29
    historical
12. 2023-02-23
    price $198,000
13. 2023-01-18
    listed $199,999 Active
14. 2022-02-07
    soldstatus
15. 2021-12-27
    status Pending
16. 2021-12-13
    listed $160,000 Active
17. 2016-08-08
    soldstatus
18. 2016-04-16
    listed $79,900

ⓘ 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: $3,584 · $299/mo
• Projected year-2 tax: $3,584 · $299/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $16,504
• − Mortgage interest: −$8,374
• − Property taxes: −$3,584
• − Insurance: −$748
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,349
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $64/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

+87.1% since first listed

18 events — show timeline

• 2026-05-06 Pending — CTXMLS
• 2026-04-15 Price Changed $149,500 CTXMLS
• 2026-04-15 Price Changed $149,800 CTXMLS
• 2026-03-10 Listed $162,500 CTXMLS
• 2023-11-19 Listing Removed — CTXMLS
• 2023-11-18 Rental Removed $1,300 CTXMLS
• 2023-11-15 Price Changed $1,300 CTXMLS
• 2023-11-11 Price Changed $193,000 CTXMLS
• 2023-10-27 Listed for Rent $1,550 CTXMLS
• 2023-10-17 Listed $195,000 CTXMLS
• 2023-03-29 Listing Removed — CTXMLS
• 2023-02-23 Price Changed $198,000 CTXMLS
• 2023-01-18 Listed $199,999 CTXMLS
• 2022-02-07 Sold (Public Records) — Public Records
• 2021-12-27 Pending — CTXMLS
• 2021-12-13 Listed $160,000 CTXMLS
• 2016-08-08 Sold (Public Records) — Public Records
• 2016-04-16 Listed $79,900 CTXMLS

Property tax history

+5.3%/yr

Latest (2025): $3,584 · +0.1% YoY. Source: county tax records.