738 Bobby Lou Ln · Copperas Cove, TX 76522

$215,990

4 bd · 2.0 ba · 1,732 sqft · Land · 98 Days on market

Built 2026 9,583 sqft lot $125/sqft · 18% below area Est $264k · 18% under $25/mo HOA · 1% of rent ↓ 13% since listing

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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 +11.5/30.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• 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

The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $216k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (15.2% below list).
• Recommended offer: $183k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Lampasas ISD (rural): math 42% / reading 46% proficiency, ranked #278 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Creek El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 527 students, 54% FRL); Lampasas Middle (math 45% / reading 47%, grade D+, #462 of 1,662 statewide, top 28%, 800 students, 52% FRL); Lampasas H S (math 36% / reading 55%, grade D-, #634 of 1,632 statewide, top 39%, 1,095 students, 45% FRL).
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Lampasas County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lampasas County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,242 (15.2% 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 98 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $264,042
• List price: $215,990
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-44,788
• Equity at exit: $32,205

10-year hold

• IRR: -26.0%
• Equity multiple: -0.08×
• Total profit: $-65,324
• Equity at exit: $18,675

Cash invested: $60,477 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$25
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-70

Break-even live

Break-even rent $1,921

Max offer price $205,854

Occupancy floor 99%

Sensitivity live

Price	-10% $79	-5% $5	+0% $-70	+5% $-145	+10% $-219
Rent	-10% $-215	-5% $-142	+0% $-70	+5% $2	+10% $75
Rate	-1.0pp $39	-0.5pp $-15	base $-70	+0.5pp $-126	+1.0pp $-183

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: $53,998
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Ayla Marie Cv Copperas Cove, TX	5.0	3.0	2171	$2,400	$1.11	15d	1	0.19mi
305 Bobby Lou Ln Copperas Cove, TX	4.0	3.0	1928	$2,400	$1.24	25d	1	0.28mi
117 Mini J Loop Copperas Cove, TX	4.0	2.0	1706	$2,200	$1.29	25d	1	0.30mi
103 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1117	$1,475	$1.32	45d	1	0.90mi
106 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1264	$1,375	$1.09	45d	1	0.91mi
115 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1116	$1,300	$1.16	25d	1	0.91mi
119 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1122	$1,350	$1.20	45d	1	0.92mi
305 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1287	$1,550	$1.20	25d	1	0.97mi
227 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,800	$1.28	45d	1	1.05mi
511 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1400	$1,600	$1.14	45d	1	1.07mi
239 Green Valley Dr #239 Copperas Cove, TX	3.0	2.5	1325	$1,449	$1.09	45d	1	1.07mi
250 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,500	$1.06	25d	1	1.08mi
523 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1278	$1,650	$1.29	45d	1	1.12mi
506 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1174	$1,395	$1.19	15d	1	1.15mi
539 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	2233	$1,450	$0.65	23d	1	1.16mi
539 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1123	$1,450	$1.29	25d	1	1.16mi
534 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1307	$1,275	$0.98	45d	1	1.16mi
534 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1307	$1,245	$0.95	25d	1	1.16mi
547 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1122	$1,350	$1.20	45d	1	1.18mi
601 Lost Trl Copperas Cove, TX	3.0	2.0	1122	$1,450	$1.29	45d	1	1.21mi
605 Lost Trl Copperas Cove, TX	3.0	2.0	1122	$1,500	$1.34	45d	1	1.22mi
110 Wind Ridge Dr Copperas Cove, TX	3.0	2.0	1332	$1,625	$1.22	25d	1	1.23mi
113 Wind Ridge Dr Unit b Copperas Cove, TX	3.0	2.0	1300	$1,350	$1.04	25d	1	1.25mi
105 Wind Ridge Dr Copperas Cove, TX	3.0	2.0	1300	$1,350	$1.04	45d	1	1.26mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-07
   statusdays on market $215,990 Pending 98 DOM
2. 2026-06-03
   days on market $215,990 Active 97 DOM
3. 2026-06-02
   days on market $215,990 Active 96 DOM
4. 2026-06-01
   days on market $215,990 Active 95 DOM
5. 2026-05-31
   days on market $215,990 Active 94 DOM
6. 2026-05-30
   pricedays on market $215,990 Active 93 DOM
7. 2026-05-04
   price $217,990 616-char remark

   Show marketing remark (616 chars)

   The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

8. 2026-04-27
   price $220,990 616-char remark

   Show marketing remark (616 chars)

   The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

9. 2026-04-14
   price $230,990 616-char remark

   Show marketing remark (616 chars)

   The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

10. 2026-04-10
    price $235,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

11. 2026-04-02
    price $239,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

12. 2026-03-20
    price $241,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

13. 2026-03-19
    price $243,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

14. 2026-03-16
    price $241,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

15. 2026-03-10
    price $243,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

16. 2026-03-06
    price $245,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

17. 2026-03-04
    price $250,990 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

18. 2026-02-26
    listed $249,990 Active 616-char remark

    Show marketing remark (616 chars)

    The Gehrig - This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner’s suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $21,989
• − Mortgage interest: −$12,099
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$300
• − Depreciation: −$6,283
• Taxable loss: −$4,531
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $247/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: Lampasas ISD
• NCES district ID: 4826640
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $51,042
• Composite: 37.9/100
• National rank: #4314
• State rank: #278 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

• 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 (Lampasas County) Hauer SSP2

• Today (2025): 22,114 people
• By 2030: 22,779 · +3.0%
• By 2040: 23,812 · +7.7%
• By 2050: 24,403 · +10.4%
• By 2075: 25,713 · +16.3%
• By 2100: 25,053 · +13.3%

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 · Lampasas

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.3%
• 2008→2024 swing: -10.5pp toward R · 2008: -49.1pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.1 2016: R+60.0 2012: R+57.8 2008: R+49.1

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

-12.8% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $217,990 Unlock MLS
• 2026-04-27 Price Changed $220,990 Unlock MLS
• 2026-04-14 Price Changed $230,990 Unlock MLS
• 2026-04-10 Price Changed $235,990 Unlock MLS
• 2026-04-02 Price Changed $239,990 Unlock MLS
• 2026-03-20 Price Changed $241,990 Unlock MLS
• 2026-03-19 Price Changed $243,990 Unlock MLS
• 2026-03-16 Price Changed $241,990 Unlock MLS
• 2026-03-10 Price Changed $243,990 Unlock MLS
• 2026-03-06 Price Changed $245,990 Unlock MLS
• 2026-03-04 Price Changed $250,990 Unlock MLS
• 2026-02-26 Listed $249,990 Unlock MLS

Property tax history

+20.8%/yr

Latest (2025): $117 · +20.8% YoY. Source: county tax records.