2002 Jake Dr · Copperas Cove, TX 76522

$155,040

4 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 131 Days on market

Built 2005 9,587 sqft lot Est $263k · 41% 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 +13.4/30.0
• 1% rule +5.7/10.0
• DSCR +4.0/10.0
• 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

Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

Key facts

• 9,587 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $2 ($24/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: House Creek El (math 55% / reading 49%, grade C-, #742 of 4,322 statewide, top 19%, 639 students, 52% 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).
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 55% 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 $136,435 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.07% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $262,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Lindsey Dr	0.12mi	3/2.0 (-1)	1,847 (+3%)	2mo	$245,900	$133	82
2414 Isabelle Dr	0.34mi	4/2.0	1,815 (+2%)	1mo	$236,000	$130	81
2902 Markos Dr	0.33mi	4/2.0	1,843 (+3%)	2mo	$234,900	$127	78
2514 Isabelle Dr	0.46mi	4/2.0	1,838 (+3%)	3mo	$270,000	$147	72
2517 Vernice Dr	0.49mi	4/2.0	1,838 (+3%)	1mo	$265,000	$144	72
2305 Vernice Dr	0.25mi	4/2.5	1,944 (+9%)	2mo	$215,900	$111	71
1425 Lindsey Dr	0.67mi	4/2.0	1,858 (+4%)	2mo	$294,685	$159	60
147 Grand Canyon Dr	0.67mi	4/3.0	1,854 (+4%)	0mo	$311,590	$168	58
1050 Lexington Dr	0.71mi	4/2.0	1,657 (-7%)	2mo	$286,440	$173	53
2303 Mike Dr	0.53mi	4/2.0	2,031 (+14%)	2mo	$275,000	$135	51
351 Summers Rd	0.58mi	3/2.0 (-1)	1,542 (-14%)	2mo	$230,000	$149	43
2114 Gadwall Dr	0.72mi	3/2.0 (-1)	1,586 (-11%)	2mo	$235,900	$149	40

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: -20.3%
• Equity multiple: 0.32×
• Total profit: $-29,683
• Equity at exit: $23,117

10-year hold

• IRR: -24.5%
• Equity multiple: -0.01×
• Total profit: $-43,759
• Equity at exit: $13,405

Cash invested: $43,411 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$813
• Tax from tax record: −$429 /mo · $5,148/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $2

Break-even live

Break-even rent $1,654

Max offer price $155,040

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $46	+0% $2	+5% $-42	+10% $-86
Rent	-10% $-129	-5% $-63	+0% $2	+5% $67	+10% $133
Rate	-1.0pp $80	-0.5pp $41	base $2	+0.5pp $-38	+1.0pp $-79

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: $38,760
• Closing costs: $4,651
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Gail Dr Copperas Cove, TX	4.0	2.0	1760	$1,675	$0.95	25d	1	0.13mi
2001 Matt Dr Copperas Cove, TX	3.0	2.0	1782	$1,650	$0.93	23d	1	0.28mi
2710 Ashley Dr #2712 Copperas Cove, TX	3.0	2.0	2408	$1,225	$0.51	25d	1	0.34mi
2905 Markos Dr Copperas Cove, TX	4.0	2.0	1530	$1,650	$1.08	45d	1	0.34mi
306 Janelle Dr Unit B Copperas Cove, TX	3.0	2.0	2450	$1,100	$0.45	25d	1	0.42mi
2102 Coy Dr Copperas Cove, TX	3.0	2.0	1850	$1,700	$0.92	45d	1	0.47mi
1904 Mike Dr Copperas Cove, TX	3.0	2.0	2054	$1,850	$0.90	45d	1	0.54mi
222 Appaloosa Dr Copperas Cove, TX	3.0	2.0	1289	$1,299	$1.01	15d	1	0.55mi
1808 Bryce Ct Copperas Cove, TX	3.0	2.0	1550	$1,695	$1.09	25d	1	0.61mi
210 Mesquite Cir Copperas Cove, TX	3.0	2.0	1597	$1,500	$0.94	25d	1	0.62mi
1806 Bryce Ct Copperas Cove, TX	4.0	2.0	1762	$1,700	$0.96	25d	1	0.62mi
208 Mesquite Cir Copperas Cove, TX	3.0	2.0	1678	$1,500	$0.89	15d	1	0.63mi
2332 Pintail Loop Copperas Cove, TX	3.0	2.0	1586	$1,800	$1.13	15d	1	0.65mi
3101 Yaupon Rd Unit B Copperas Cove, TX	3.0	2.0	2182	$1,050	$0.48	25d	1	0.66mi
2338 Wigeon Way Copperas Cove, TX	3.0	2.0	1336	$1,625	$1.22	23d	1	0.67mi
2353 Aylesbury Dr Copperas Cove, TX	3.0	2.0	1586	$1,800	$1.13	15d	1	0.69mi
2408 Farm to Market 1113 Unit B Copperas Cove, TX	3.0	2.0	2394	$1,200	$0.50	25d	1	0.70mi
2374 Bufflehead Dr Copperas Cove, TX	3.0	2.0	1500	$1,700	$1.13	23d	1	0.70mi
1227 Lexington Dr Unit A Copperas Cove, TX	3.0	2.0	1285	$1,400	$1.09	25d	1	0.74mi
1277 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1250	$1,500	$1.20	45d	1	0.78mi
1277 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1250	$1,500	$1.20	25d	1	0.78mi
1265 Lehmann Copperas Cove, TX	3.0	2.0	1500	$1,400	$0.93	45d	1	0.79mi
1209 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	2438	$1,495	$0.61	45d	1	0.82mi
2569 Merganser Dr Copperas Cove, TX	4.0	2.0	2032	$2,200	$1.08	45d	1	0.84mi
1309 Concord Dr Unit A Copperas Cove, TX	3.0	2.0	2438	$1,350	$0.55	45d	1	0.85mi
1247 Concord Dr Unit A Copperas Cove, TX	3.0	2.0	2438	$1,500	$0.62	25d	1	0.91mi
1237 Briscoe Ct Copperas Cove, TX	4.0	2.5	1788	$1,750	$0.98	25d	1	0.92mi
2032 Mallard Ct Copperas Cove, TX	4.0	3.0	1979	$1,895	$0.96	15d	1	0.94mi
1812 Bee Creek Loop Copperas Cove, TX	3.0	2.0	1586	$1,799	$1.13	15d	1	1.01mi
805 Stockdale Rd Copperas Cove, TX	3.0	2.0	1501	$1,700	$1.13	15d	1	1.03mi
1781 Dryden Ave Copperas Cove, TX	3.0	2.0	1600	$1,695	$1.06	25d	1	1.18mi
1517 Dryden Ave Copperas Cove, TX	3.0	2.0	1841	$1,800	$0.98	15d	1	1.35mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	25d	1	1.46mi

Listing history 16 events

1. 2026-03-25
   status Pending
2. 2026-02-16
   price $155,040
3. 2025-11-13
   listed $158,100 Active
4. 2021-09-07
   soldstatus
5. 2021-08-20
   soldstatus Closed 1004-char remark

   Show marketing remark (1004 chars)

   Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

6. 2021-07-21
   status Pending 1004-char remark

   Show marketing remark (1004 chars)

   Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

7. 2021-07-21
   status Pending

   Show marketing remark (1004 chars)

   Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

8. 2021-07-17
   listed $240,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

9. 2021-07-17
   listed $240,000 Active

   Show marketing remark (1004 chars)

   Simply Gorgeous!!! Landscaped to perfection and meticulously kept inside and out. So you're looking for upgrades from the oil-rubbed bronze faucets, light fixtures, beadboard on the wall, stone fireplace, and open concept we can only describe this beauty as sleek and modern. Enjoy the gourmet kitchen/dining room it boasts a bay window, breakfast nook, center island, elegantly designed backsplash, an abundance of cabinet space, and stainless steel Samsung appliances. Don't miss the owner's retreat, spacious office, secondary bedrooms, and custom doggy doors. Our luxurious backyard is gorgeous and a haven for outside entertainment, the features include a screened-in porch, fireplace, custom greenhouse with loft attached to a sturdy wood playhouse for the little ones. Peace and tranquility abound in this garden filled w/ herbs, vegetables, and roses. This home has laminate wood flooring, crown molding, a large lot, great location, and priced to sell. Call to preview today. Agent Only Remarks:

10. 2013-03-05
    historical
11. 2012-10-02
    listed $156,900
12. 2009-09-04
    listed $144,900
13. 2005-12-21
    soldstatus
14. 2005-09-03
    historical
15. 2005-09-02
    listed $130,500
16. 2005-09-01
    listed $130,500

ⓘ 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: $5,148 · $429/mo
• Projected year-2 tax: $5,148 · $429/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 ≥107°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: $19,878
• − Mortgage interest: −$8,685
• − Property taxes: −$5,148
• − Insurance: −$775
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,510
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $605/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

+18.8% since first listed

16 events — show timeline

• 2026-03-25 Pending — HARMLS
• 2026-02-16 Price Changed $155,040 HARMLS
• 2025-11-13 Listed $158,100 HARMLS
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-08-20 Sold (MLS) — Unlock MLS
• 2021-07-21 Pending — Unlock MLS
• 2021-07-21 Pending — CTXMLS
• 2021-07-17 Listed $240,000 Unlock MLS
• 2021-07-17 Listed $240,000 CTXMLS
• 2013-03-05 Listing Removed — CTXMLS
• 2012-10-02 Listed $156,900 CTXMLS
• 2009-09-04 Listed $144,900 CTXMLS
• 2005-12-21 Sold (Public Records) — Public Records
• 2005-09-03 Listing Removed — CTXMLS
• 2005-09-02 Listed $130,500 CTXMLS
• 2005-09-01 Listed $130,500 CTXMLS

Property tax history

+2.8%/yr

Latest (2025): $5,148 · +4.3% YoY. Source: county tax records.