504 S 13th St · Copperas Cove, TX 76522

$129,900

3 bd · 2.0 ba · 2,234 sqft · SingleFamily public records · 126 Days on market

Built 1962 8,258 sqft lot $58/sqft · 30% below area Est $185k · 30% under ↓ 28% since listing

---

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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.0/10.0
• 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

VA Owned Property. Property shows well and offers 3 bedrooms, 1.5 baths, utility room by kitchen, master bath with half bath, full bath in the hallway, spare room by living room and back porch area enclosed. Property has been identified as in FEMA Flood Zone X. This property may qualify for Seller Financing (Vendee).

Key facts

• 8,258 sq ft lot
• Built 1962
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $29k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 7.6

CMA / ARV

• ARV (median comp): $184,878
• List price: $129,900
• Delta: -29.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Pathfinder Dr	0.55mi	4/3.0 (+1)	2,043 (-8%)	3mo	$318,790	$156	49
902 Tank St	0.58mi	4/2.5 (+1)	2,001 (-10%)	4mo	$260,000	$130	45
1010 S 31st St	0.64mi	3/2.5	1,968 (-12%)	4mo	$209,000	$106	45
702 S Main St	0.57mi	4/3.0 (+1)	2,510 (+12%)	3mo	$259,000	$103	42

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-20,707
• Equity at exit: $19,369

10-year hold

• IRR: -16.4%
• Equity multiple: 0.23×
• Total profit: $-28,030
• 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: $1,426 high
• Mortgage (P&I): −$681
• Tax from tax record: −$322 /mo · $3,867/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $69

Break-even live

Break-even rent $1,339

Max offer price $129,900

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $106	+0% $69	+5% $32	+10% $-4
Rent	-10% $-44	-5% $13	+0% $69	+5% $125	+10% $182
Rate	-1.0pp $135	-0.5pp $102	base $69	+0.5pp $35	+1.0pp $1

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	44d	1	0.15mi
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	44d	1	0.32mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	44d	1	0.46mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	44d	1	0.51mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	44d	1	0.55mi
1002 W Avenue B Unit B Copperas Cove, TX	2.0	2.0	1842	$975	$0.53	44d	1	0.58mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	44d	1	0.67mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	44d	1	0.69mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	24d	1	0.72mi
911 Brookview Dr Unit B Copperas Cove, TX	3.0	2.0	2566	$1,100	$0.43	44d	1	0.82mi
105 E Reagan Ave Copperas Cove, TX	2.0	1.0	1758	$675	$0.38	44d	1	0.85mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	44d	1	0.89mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	14d	1	0.93mi
906 Tanner Rd Copperas Cove, TX	3.0	2.0	1725	$1,550	$0.90	14d	1	0.99mi
1517 Dryden Ave Copperas Cove, TX	3.0	2.0	1841	$1,800	$0.98	14d	1	1.08mi
805 Stockdale Rd Copperas Cove, TX	3.0	2.0	1501	$1,700	$1.13	14d	1	1.14mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	44d	1	1.19mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	14d	1	1.26mi
336 Skyline Dr Copperas Cove, TX	4.0	2.0	2420	$2,500	$1.03	14d	1	1.27mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	44d	1	1.28mi
912 Laurie Ln Copperas Cove, TX	3.0	2.0	2080	$1,700	$0.82	14d	1	1.34mi
507 Skyline Dr Copperas Cove, TX	3.0	2.0	1889	$2,200	$1.16	44d	1	1.35mi
3004 Sundown Ln Copperas Cove, TX	4.0	2.0	1608	$1,895	$1.18	24d	1	1.35mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	44d	1	1.39mi
403 E Hogan Dr Copperas Cove, TX	4.0	2.0	1492	$1,675	$1.12	24d	1	1.40mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	24d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $129,900 Active 126 DOM
2. 2026-06-17
   days on market $129,900 Active 125 DOM
3. 2026-06-16
   days on market $129,900 Active 124 DOM
4. 2026-06-15
   days on market $129,900 Active 123 DOM
5. 2026-06-14
   days on market $129,900 Active 121 DOM
6. 2026-06-13
   days on market $129,900 Active 120 DOM
7. 2026-06-10
   days on market $129,900 Active 118 DOM
8. 2026-06-09
   days on market $129,900 Active 117 DOM
9. 2026-06-08
   days on market $129,900 Active 116 DOM
10. 2026-06-07
    days on market $129,900 Active 115 DOM
11. 2026-06-05
    days on market $129,900 Active 112 DOM
12. 2026-06-03
    days on market $129,900 Active 111 DOM
13. 2026-06-02
    days on market $129,900 Active 110 DOM
14. 2026-06-01
    days on market $129,900 Active 109 DOM
15. 2026-05-31
    days on market $129,900 Active 108 DOM
16. 2026-05-30
    days on market $129,900 Active 107 DOM
17. 2026-05-15
    price $129,900 318-char remark

    Show marketing remark (318 chars)

    VA Owned Property. Property shows well and offers 3 bedrooms, 1.5 baths, utility room by kitchen, master bath with half bath, full bath in the hallway, spare room by living room and back porch area enclosed. Property has been identified as in FEMA Flood Zone X. This property may qualify for Seller Financing (Vendee).

18. 2026-04-16
    price $139,900 318-char remark

    Show marketing remark (318 chars)

    VA Owned Property. Property shows well and offers 3 bedrooms, 1.5 baths, utility room by kitchen, master bath with half bath, full bath in the hallway, spare room by living room and back porch area enclosed. Property has been identified as in FEMA Flood Zone X. This property may qualify for Seller Financing (Vendee).

19. 2026-03-18
    price $149,900 318-char remark

    Show marketing remark (318 chars)

    VA Owned Property. Property shows well and offers 3 bedrooms, 1.5 baths, utility room by kitchen, master bath with half bath, full bath in the hallway, spare room by living room and back porch area enclosed. Property has been identified as in FEMA Flood Zone X. This property may qualify for Seller Financing (Vendee).

20. 2026-02-09
    listed $158,900 Active 318-char remark

    Show marketing remark (318 chars)

    VA Owned Property. Property shows well and offers 3 bedrooms, 1.5 baths, utility room by kitchen, master bath with half bath, full bath in the hallway, spare room by living room and back porch area enclosed. Property has been identified as in FEMA Flood Zone X. This property may qualify for Seller Financing (Vendee).

21. 2024-10-29
    soldstatus
22. 2024-06-12
    historical $1,300
23. 2024-06-12
    historical
24. 2024-06-01
    price $1,300
25. 2024-05-31
    price $185,000
26. 2024-05-03
    historical $1,500
27. 2024-05-02
    status Active
28. 2024-05-02
    status Active
29. 2024-05-01
    listed $1,500
30. 2024-04-30
    historical Active Under Contract
31. 2024-04-30
    historical Active Under Contract
32. 2024-04-19
    price $1,500
33. 2024-04-12
    price
34. 2024-04-12
    price $190,000
35. 2024-02-28
    price $197,000
36. 2024-02-28
    price
37. 2024-02-22
    price $1,575
38. 2024-02-13
    price $198,000
39. 2024-02-13
    price
40. 2023-12-01
    price $1,600
41. 2023-11-30
    price
42. 2023-11-30
    price $200,000
43. 2023-11-14
    listed $1,650
44. 2023-11-12
    price $210,000
45. 2023-11-12
    price
46. 2023-09-03
    listed $220,000 Active
47. 2023-09-03
    listed Active
48. 2022-04-06
    soldstatus
49. 2022-02-25
    status Pending
50. 2022-02-08
    listed $179,999 Active

ⓘ 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: $3,867 · $322/mo
• Projected year-2 tax: $3,867 · $322/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $17,115
• − Mortgage interest: −$7,276
• − Property taxes: −$3,867
• − Insurance: −$650
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,779
• Taxable loss: −$1,196
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,116/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

-27.8% since first listed

35 events — show timeline

• 2026-05-15 Price Changed $129,900 CTXMLS
• 2026-04-16 Price Changed $139,900 CTXMLS
• 2026-03-18 Price Changed $149,900 CTXMLS
• 2026-02-09 Listed $158,900 CTXMLS
• 2024-10-29 Sold (Public Records) — Public Records
• 2024-06-12 Rental Removed $1,300 CTXMLS
• 2024-06-12 Listing Removed — CTXMLS
• 2024-06-01 Price Changed $1,300 CTXMLS
• 2024-05-31 Price Changed $185,000 CTXMLS
• 2024-05-03 Rental Removed $1,500 APPFOLIO
• 2024-05-02 Relisted — CTXMLS
• 2024-05-02 Relisted — Unlock MLS
• 2024-05-01 Listed for Rent $1,500 APPFOLIO
• 2024-04-30 Contingent — CTXMLS
• 2024-04-30 Contingent — Unlock MLS
• 2024-04-19 Price Changed $1,500 CTXMLS
• 2024-04-12 Price Changed — Unlock MLS
• 2024-04-12 Price Changed $190,000 CTXMLS
• 2024-02-28 Price Changed $197,000 CTXMLS
• 2024-02-28 Price Changed — Unlock MLS
• 2024-02-22 Price Changed $1,575 CTXMLS
• 2024-02-13 Price Changed $198,000 CTXMLS
• 2024-02-13 Price Changed — Unlock MLS
• 2023-12-01 Price Changed $1,600 CTXMLS
• 2023-11-30 Price Changed — Unlock MLS
• 2023-11-30 Price Changed $200,000 CTXMLS
• 2023-11-14 Listed for Rent $1,650 CTXMLS
• 2023-11-12 Price Changed $210,000 CTXMLS
• 2023-11-12 Price Changed — Unlock MLS
• 2023-09-03 Listed — Unlock MLS
• 2023-09-03 Listed $220,000 CTXMLS
• 2022-04-06 Sold (Public Records) — Public Records
• 2022-02-25 Pending — CTXMLS
• 2022-02-08 Listed $179,999 CTXMLS
• 2021-12-14 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,867 · -7.0% YoY. Source: county tax records.