410 Nauert St · Copperas Cove, TX 76522

$120,000

4 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 16 Days on market

Built 1963 8,328 sqft lot Est $204k · 41% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.2/10.0
• 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

Calling all Investors! Needs a little TLC, Take a look at this 4 bedroom, 1 bath home located in established neighborhood. Home has built ins. Home being sold As Is.

Key facts

• 8,328 sq ft lot
• Parking
• Built 1963

Property features AI

Finance

• HOA & community: Curbs; Sidewalks

Exterior

• Parking: Attached carport; Has carport
• Utilities: Public water; Public sewer; Public trash collection
• Home design: Single-story; Faces east; Resale property
• Construction: Brick veneer and frame construction; Composition/shingle roof; Pillar/post/pier foundation; Built (year per assessor)
• Exterior features: Patio; Chain link fencing; City lot, less than quarter acre; Paved road access

Interior

• Kitchen: Dishwasher; Range
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Electric cooling (one unit)
• Interior features: Built-in bookcases
• Laundry & utility: Washer hookup on main level; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 55% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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

• Climate carrying-cost: major wind risk, 50% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $203,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Amthor Ave	0.29mi	3/2.0 (-1)	1,453 (-0%)	8mo	$207,000	$142	75
1306 Amthor Ave	0.28mi	3/2.0 (-1)	1,366 (-6%)	3mo	$220,000	$161	70
205 Nauert St	0.17mi	3/2.0 (-1)	1,324 (-9%)	4mo	$185,000	$140	68
109 Ridge St	0.25mi	3/1.5 (-1)	1,353 (-7%)	3mo	$144,100	$107	67
1105 E Robertson Ave	0.11mi	3/2.0 (-1)	1,287 (-12%)	6mo	$94,000	$73	65
1003 Joe Morse Dr	0.56mi	3/2.0 (-1)	1,468 (+1%)	6mo	$205,000	$140	62
1603 E Robertson Ave	0.35mi	3/2.0 (-1)	1,320 (-9%)	2mo	$160,000	$121	62
116 Williams St	0.34mi	4/1.5	1,619 (+11%)	2mo	$159,999	$99	62
905 Vernon Dr	0.58mi	4/2.0	1,560 (+7%)	1mo	$230,000	$147	60
621 Manning Dr	0.48mi	3/2.0 (-1)	1,534 (+6%)	8mo	$190,000	$124	57
315 Ash St	0.52mi	3/1.5 (-1)	1,353 (-7%)	7mo	$92,500	$68	51
117 Wolf Rd	0.58mi	3/2.0 (-1)	1,355 (-7%)	8mo	$190,000	$140	50

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-7,759
• Equity at exit: $17,892

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-2,577
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$629
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $250

Break-even live

Break-even rent $1,149

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $318	-5% $284	+0% $250	+5% $216	+10% $182
Rent	-10% $134	-5% $192	+0% $250	+5% $308	+10% $365
Rate	-1.0pp $310	-0.5pp $280	base $250	+0.5pp $219	+1.0pp $187

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 E Robertson Ave Copperas Cove, TX	3.0	2.0	1042	$1,150	$1.10	24d	1	0.09mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	44d	1	0.13mi
507 Kate St Copperas Cove, TX	3.0	2.0	1280	$1,295	$1.01	24d	1	0.16mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	24d	1	0.17mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	44d	1	0.22mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	24d	1	0.24mi
107 Nauert St Copperas Cove, TX	3.0	2.0	1710	$1,300	$0.76	44d	1	0.25mi
105 Nauert St Copperas Cove, TX	4.0	1.0	1346	$1,395	$1.04	24d	1	0.26mi
1306 Amthor Ave Copperas Cove, TX	3.0	2.0	1366	$1,399	$1.02	44d	1	0.28mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	14d	1	0.37mi
1005 Phil Ave Copperas Cove, TX	3.0	1.0	1026	$1,025	$1.00	44d	1	0.39mi
202 Margaret Lee St Copperas Cove, TX	5.0	2.0	1558	$1,525	$0.98	14d	1	0.40mi
1104 Cummings Ave Copperas Cove, TX	3.0	2.0	1542	$1,395	$0.90	44d	1	0.47mi
418 Cottonwood Dr Copperas Cove, TX	3.0	2.0	1208	$1,495	$1.24	44d	1	0.52mi
1106 Pack Ave Copperas Cove, TX	3.0	2.0	1302	$1,275	$0.98	44d	1	0.54mi
704 Kim Ave Copperas Cove, TX	3.0	2.0	1692	$1,695	$1.00	21d	1	0.54mi
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	44d	1	0.60mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	24d	1	0.76mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	44d	1	0.76mi
1564 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.0	1110	$1,400	$1.26	24d	1	0.79mi
1316 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1300	$1,300	$1.00	44d	1	0.82mi
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	44d	1	0.84mi
1243 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1309	$1,249	$0.95	44d	1	0.84mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	44d	1	0.86mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	24d	1	0.86mi
1335 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1333	$2,500	$1.88	14d	1	0.86mi
1335 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1333	$2,400	$1.80	14d	1	0.86mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	44d	1	0.93mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	44d	1	0.93mi
211 E Hogan Dr Copperas Cove, TX	3.0	2.0	1372	$1,400	$1.02	14d	1	0.97mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	44d	1	0.98mi
403 E Hogan Dr Copperas Cove, TX	4.0	2.0	1492	$1,675	$1.12	24d	1	0.98mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	1.01mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	44d	1	1.09mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	1.14mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	14d	1	1.30mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	44d	1	1.36mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	44d	1	1.36mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	44d	1	1.37mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	14d	12	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $120,000 Active 16 DOM
2. 2026-06-17
   days on market $120,000 Active 15 DOM
3. 2026-06-16
   days on market $120,000 Active 14 DOM
4. 2026-06-15
   days on market $120,000 Active 13 DOM
5. 2026-06-14
   days on market $120,000 Active 11 DOM
6. 2026-06-13
   days on market $120,000 Active 10 DOM
7. 2026-06-10
   days on market $120,000 Active 8 DOM
8. 2026-06-09
   days on market $120,000 Active 7 DOM
9. 2026-06-08
   days on market $120,000 Active 6 DOM
10. 2026-06-07
    days on market $120,000 Active 5 DOM
11. 2026-06-05
    days on market $120,000 Active 2 DOM
12. 2026-06-03
    remarks 166-char remark
13. 2026-06-03
    listed $120,000 Active 1 DOM

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $2,737 · $228/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 50% 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: $17,577
• − Mortgage interest: −$6,722
• − Property taxes: −$2,737
• − Insurance: −$600
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,491
• Taxable income: $1,215
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,706/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

+125.0% since first listed

8 events — show timeline

• 2026-06-01 Listed $120,000 CTXMLS
• 2021-06-23 Sold (Public Records) — Public Records
• 2021-02-25 Sold (Public Records) — Public Records
• 2019-08-20 Sold (Public Records) — Public Records
• 2019-06-07 Listed $75,000 CTXMLS
• 2019-04-23 Listed $53,330 CTXMLS
• 2006-04-27 Sold (Public Records) — Public Records
• 1998-09-11 Listed $1 CTXMLS

Property tax history

+3.5%/yr

Latest (2025): $2,737 · +1.1% YoY. Source: county tax records.