205 Hill St · Copperas Cove, TX 76522

$65,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 371 Days on market

Built 1962 4,268 sqft lot $125/sqft · 26% below area Est $87k · 26% under

---

Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• 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

FINISH THIS FLIP! The work has been started for you - new windows included, foundation leveled (no paperwork) and property gutted and ready for the next owner's vision! Interior Pics are coming! Also, there are two Conex boxes on the property used as storage! Check this one out for your next investment!

Key facts

• Property gutted
• Foundation leveled
• New windows

Tags

• NEW WINDOWS
• FOUNDATION LEVELED
• PROPERTY GUTTED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($785 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 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).
• This rent is only 13% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 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. 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: 1.21% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $87,402
• List price: $65,000
• Delta: -25.63%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 W Avenue A	0.23mi	2/1.0	560 (+8%)	3mo	$90,000	$161	74
505 W Washington Ave	0.21mi	1/1.0 (-1)	480 (-8%)	10mo	$73,000	$152	64

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-855
• Equity at exit: $9,692

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $5,792
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $785 high
• Mortgage (P&I): −$341
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $188

Break-even live

Break-even rent $547

Max offer price $65,000

Occupancy floor 71%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Hackberry St Unit 32 Copperas Cove, TX	2.0	1.0	570	$650	$1.14	23d	1	0.12mi
505 Hackberry St Unit 18 Copperas Cove, TX	2.0	1.0	750	$675	$0.90	14d	1	0.13mi
506 N 1st St Copperas Cove, TX	1.0	1.0	600	$650	$1.08	14d	3	0.14mi
401 W Lincoln Ave Unit 2 Copperas Cove, TX	2.0	1.0	740	$850	$1.15	23d	1	0.14mi
310 W Washington Ave Unit A Copperas Cove, TX	2.0	1.0	661	$700	$1.06	44d	1	0.17mi
301 Bonnie Ln Unit A Copperas Cove, TX	2.0	1.0	652	$777	$1.19	23d	1	0.18mi
301 Bonnie Ln Copperas Cove, TX	2.0	1.0	596	$777	$1.30	44d	1	0.18mi
804 Hackberry St Copperas Cove, TX	1.0	1.0	643	$600	$0.93	44d	1	0.21mi
102 East Avenue A Apt 7 Copperas Cove, TX	2.0	1.0	560	$585	$1.04	23d	1	0.27mi
102 East Avenue A Apt 7 Copperas Cove, TX	2.0	1.0	560	$585	$1.04	14d	1	0.27mi
102 East Ave E Unit 9 Copperas Cove, TX	1.0	1.0	560	$545	$0.97	14d	1	0.28mi
101 N 3rd St Apt 11 Copperas Cove, TX	1.0	1.0	535	$575	$1.07	23d	1	0.31mi
907 N 7th St Apt B Copperas Cove, TX	2.0	1.0	735	$650	$0.88	23d	1	0.32mi
401 N 4th St Apt E Copperas Cove, TX	2.0	1.0	750	$700	$0.93	23d	1	0.33mi
905 N Main St Apt 6 Copperas Cove, TX	2.0	1.0	672	$695	$1.03	44d	1	0.33mi
107 Jason Dr Unit A Copperas Cove, TX	2.0	1.0	734	$925	$1.26	44d	1	0.37mi
917 N 7th St Apt C Copperas Cove, TX	2.0	1.0	692	$625	$0.90	44d	1	0.38mi
722 West Avenue B Unit B Copperas Cove, TX	2.0	1.0	620	$1,000	$1.61	44d	1	0.49mi
502 Mary St Unit 201 Copperas Cove, TX	1.0	1.0	600	$650	$1.08	44d	1	0.58mi
502 Mary St Unit 204 Copperas Cove, TX	1.0	1.0	600	$599	$1.00	44d	1	0.58mi
402 Mary St Unit 210 Copperas Cove, TX	1.0	1.0	600	$650	$1.08	44d	1	0.62mi
101 Meggs St Unit F Copperas Cove, TX	2.0	1.0	725	$695	$0.96	44d	1	0.66mi
907 North Dr Unit B Copperas Cove, TX	2.0	1.0	725	$850	$1.17	44d	1	0.68mi
902 J R Ct Unit 902 Copperas Cove, TX	1.0	1.0	520	$675	$1.30	44d	1	0.98mi
907-909 J R Ct Unit 909 Copperas Cove, TX	1.0	1.0	528	$675	$1.28	44d	1	0.99mi
918-920 J R Ct Unit 920 Copperas Cove, TX	1.0	1.0	520	$675	$1.30	44d	1	1.01mi
922-932 J R Ct Unit 930 Copperas Cove, TX	1.0	1.0	504	$595	$1.18	23d	1	1.03mi
1012 Georgetown Rd Copperas Cove, TX	2.0	1.0	690	$800	$1.16	44d	1	1.03mi
930 J R Ct Copperas Cove, TX	1.0	1.0	504	$595	$1.18	23d	1	1.03mi
909 S 17th St Unit 907 Copperas Cove, TX	2.0	1.0	600	$875	$1.46	44d	1	1.05mi
903 S 19th St Unit F Copperas Cove, TX	1.0	1.0	539	$650	$1.21	23d	1	1.06mi
1208 Georgetown Rd Unit 1206 Copperas Cove, TX	1.0	1.0	600	$625	$1.04	44d	1	1.15mi
1218 Georgetown Rd Unit 1220 Copperas Cove, TX	1.0	1.0	700	$625	$0.89	44d	1	1.17mi
1222 Georgetown Rd Unit 1222 Copperas Cove, TX	1.0	1.0	700	$675	$0.96	23d	1	1.19mi
410 Sunset Ln Unit B Copperas Cove, TX	1.0	1.0	530	$650	$1.23	44d	1	1.29mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	44d	1	1.30mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	21d	1	1.30mi
401 Sunset Ln Unit A Copperas Cove, TX	2.0	1.0	690	$795	$1.15	44d	1	1.31mi
503 Sunset Ln Apt 2 Copperas Cove, TX	1.0	1.0	445	$520	$1.17	44d	1	1.34mi
505 Sunset Ln Apt E Copperas Cove, TX	1.0	1.0	523	$525	$1.00	14d	1	1.34mi

Listing history 29 events

1. 2026-06-18
   days on market $65,000 Active 371 DOM
2. 2026-06-17
   pricedays on market $65,000 Active 370 DOM
3. 2026-06-16
   days on market $70,000 Active 369 DOM
4. 2026-06-15
   days on market $70,000 Active 368 DOM
5. 2026-06-14
   days on market $70,000 Active 366 DOM
6. 2026-06-13
   days on market $70,000 Active 365 DOM
7. 2026-06-10
   days on market $70,000 Active 363 DOM
8. 2026-06-09
   days on market $70,000 Active 362 DOM
9. 2026-06-08
   days on market $70,000 Active 361 DOM
10. 2026-06-07
    days on market $70,000 Active 360 DOM
11. 2026-06-05
    days on market $70,000 Active 357 DOM
12. 2026-06-03
    days on market $70,000 Active 356 DOM
13. 2026-06-02
    days on market $70,000 Active 355 DOM
14. 2026-06-01
    days on market $70,000 Active 354 DOM
15. 2026-05-31
    days on market $70,000 Active 353 DOM
16. 2026-05-30
    days on market $70,000 Active 352 DOM
17. 2025-08-14
    status Active 308-char remark

    Show marketing remark (308 chars)

    FINISH THIS FLIP! The work has been started for you - new windows included, foundation leveled (no paperwork) and property gutted and ready for the next owner's vision! Interior Pics are coming! Also, there are two Conex boxes on the property used as storage! Check this one out for your next investment!

18. 2025-05-29
    listed $70,000 Active 308-char remark

    Show marketing remark (308 chars)

    FINISH THIS FLIP! The work has been started for you - new windows included, foundation leveled (no paperwork) and property gutted and ready for the next owner's vision! Interior Pics are coming! Also, there are two Conex boxes on the property used as storage! Check this one out for your next investment!

19. 2017-09-28
    soldstatus
20. 2017-07-11
    listed $15,000
21. 2010-04-19
    listed $20,500
22. 2007-08-30
    historical
23. 2007-04-14
    listed $110,300
24. 2007-03-31
    historical
25. 2006-09-29
    listed $22,500
26. 2006-09-26
    historical
27. 2006-09-05
    historical
28. 2006-08-25
    listed $22,500
29. 2006-08-14
    listed $22,500

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$420/yr (+$35/mo · 54.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 46% 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: $9,420
• − Mortgage interest: −$3,641
• − Property taxes: −$770
• − Insurance: −$325
• − Repairs & maintenance: −$754
• − Management: −$754
• − Depreciation: −$1,891
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $1,948/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

+211.1% since first listed

13 events — show timeline

• 2025-08-14 Relisted — CTXMLS
• 2025-05-29 Listed $70,000 CTXMLS
• 2017-09-28 Sold (Public Records) — Public Records
• 2017-07-11 Listed $15,000 CTXMLS
• 2010-04-19 Listed $20,500 CTXMLS
• 2007-08-30 Listing Removed — CTXMLS
• 2007-04-14 Listed $110,300 CTXMLS
• 2007-03-31 Listing Removed — CTXMLS
• 2006-09-29 Listed $22,500 CTXMLS
• 2006-09-26 Listing Removed — CTXMLS
• 2006-09-05 Listing Removed — CTXMLS
• 2006-08-25 Listed $22,500 CTXMLS
• 2006-08-14 Listed $22,500 CTXMLS

Property tax history

-7.0%/yr

Latest (2025): $770 · +0.1% YoY. Source: county tax records.