114 County Road 1239 · Kopperl, TX 76652

$89,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 341 Days on market

Built 1955 6,882 sqft lot $118/sqft · 35% below area Est $173k · 49% under ↓ 24% since listing

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Great investment property located in Kopperl, TX, two bedrooms, master bedroom has a sitting area, walk in closet, one bath with shower tub combo, living room, kitchen with an abundance of cabinets, electric stove, oversized utility room with storage & access to the back yard, great back yard with plenty of room for the kids to play, storage building or man cave or she shed located in back yard, water well, one car carport with electric, Nice trees.The homes needs some love & care, priced accordingly.

Key facts

• Storage building
• Investment property
• Walk in closet

Tags

• INVESTMENT PROPERTY
• SITTING AREA
• WALK IN CLOSET
• ABUNDANCE OF CABINETS
• OVERSIZED UTILITY ROOM
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (0.2% below list).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kopperl ISD (rural): math 25% / reading 20% proficiency, ranked #1,093 of 1,141 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 15 units permitted in Bosque County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $2k appreciation (2.0% local appreciation)).
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 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 1955 — 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: 1.00% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $173,470
• List price: $89,000
• Delta: -48.69%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.66×
• Total profit: $16,441
• Equity at exit: $35,350

10-year hold

• IRR: 14.9%
• Equity multiple: 3.01×
• Total profit: $49,967
• Equity at exit: $51,093

Cash invested: $24,920 (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 76652

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $159

Break-even live

Break-even rent $686

Max offer price $89,000

Occupancy floor 77%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $89,000 Active 341 DOM
2. 2026-06-17
   days on market $89,000 Active 340 DOM
3. 2026-06-16
   days on market $89,000 Active 339 DOM
4. 2026-06-15
   days on market $89,000 Active 338 DOM
5. 2026-06-13
   days on market $89,000 Active 336 DOM
6. 2026-06-13
   days on market $89,000 Active 335 DOM
7. 2026-06-09
   days on market $89,000 Active 332 DOM
8. 2026-06-08
   days on market $89,000 Active 331 DOM
9. 2026-06-07
   days on market $89,000 Active 330 DOM
10. 2026-06-04
    days on market $89,000 Active 327 DOM
11. 2026-06-03
    days on market $89,000 Active 326 DOM
12. 2026-06-02
    days on market $89,000 Active 325 DOM
13. 2026-06-01
    days on market $89,000 Active 324 DOM
14. 2026-05-31
    days on market $89,000 Active 323 DOM
15. 2026-03-26
    price $89,000 514-char remark

    Show marketing remark (514 chars)

    Great investment property located in Kopperl, TX, two bedrooms, master bedroom has a sitting area, walk in closet, one bath with shower tub combo, living room, kitchen with an abundance of cabinets, electric stove, oversized utility room with storage & access to the back yard, great back yard with plenty of room for the kids to play, storage building or man cave or she shed located in back yard, water well, one car carport with electric, Nice trees.The homes needs some love & care, priced accordingly.

16. 2026-02-10
    price $95,000 514-char remark

    Show marketing remark (514 chars)

    Great investment property located in Kopperl, TX, two bedrooms, master bedroom has a sitting area, walk in closet, one bath with shower tub combo, living room, kitchen with an abundance of cabinets, electric stove, oversized utility room with storage & access to the back yard, great back yard with plenty of room for the kids to play, storage building or man cave or she shed located in back yard, water well, one car carport with electric, Nice trees.The homes needs some love & care, priced accordingly.

17. 2025-07-12
    listed $99,000 Active 514-char remark

    Show marketing remark (514 chars)

    Great investment property located in Kopperl, TX, two bedrooms, master bedroom has a sitting area, walk in closet, one bath with shower tub combo, living room, kitchen with an abundance of cabinets, electric stove, oversized utility room with storage & access to the back yard, great back yard with plenty of room for the kids to play, storage building or man cave or she shed located in back yard, water well, one car carport with electric, Nice trees.The homes needs some love & care, priced accordingly.

18. 2025-07-04
    historical
19. 2025-05-29
    price $99,000
20. 2025-02-23
    price $109,000
21. 2024-07-06
    listed $117,000 Active
22. 1998-05-22
    soldstatus

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,168/yr (+$97/mo · 253.5%)

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

Taxation est. · year 1

• Rental income: $10,654
• − Mortgage interest: −$4,985
• − Property taxes: −$461
• − Insurance: −$445
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$2,589
• Taxable income: $469
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,798/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: Kopperl ISD
• NCES district ID: 4825890
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 20% ▼ -20.00%
• Median HH income: $42,043
• Composite: 22.38/100
• National rank: #13478
• State rank: #1093 of 1141 in TX

Livability — Kopperl

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Kopperl, TX
• Population (ZIP): 954

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.05%
• Current HPI: 96.1997
• Rent YoY: —
• Metro: —
• 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

-23.9% since first listed

8 events — show timeline

• 2026-03-26 Price Changed $89,000 NTREIS
• 2026-02-10 Price Changed $95,000 NTREIS
• 2025-07-12 Listed $99,000 NTREIS
• 2025-07-04 Listing Removed — NTREIS
• 2025-05-29 Price Changed $99,000 NTREIS
• 2025-02-23 Price Changed $109,000 NTREIS
• 2024-07-06 Listed $117,000 NTREIS
• 1998-05-22 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $461 · +6.4% YoY. Source: county tax records.