207 Williams St · Copperas Cove, TX 76522

$125,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 14 Days on market

Built 1970 10,602 sqft lot $78/sqft · 28% below area Est $173k · 28% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.6/10.0
• 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

Check out this 4 bedroom 2 bath home in Copperas Cove! This home has a big back yard with mature trees and a wooden fence all around, perfect for entertaining. Large laundry room for all of your laundry needs! This home also has a large living room with a wood burning fireplace. Call our office today for more information!

Key facts

• Big back yard
• Large laundry room
• Mature trees

Tags

• BIG BACK YARD
• MATURE TREES
• WOODEN FENCE
• LARGE LAUNDRY ROOM
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Public trash collection available
• Home design: Single-story; Brick and masonry construction; Composition/shingle roof; Slab foundation; Year built per assessor
• Construction: Brick and masonry exterior; Composition/shingle roof; Slab foundation
• Exterior features: Wood fencing; City lot; City street frontage; Less than quarter acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Some electric appliances
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, one unit)
• Interior features: Ceiling fans; Tub with shower; Kitchen open to family room; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in utility room; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.9% 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; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 3.2% of price.
• Climate carrying-cost: major wind risk, 48% 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 $125,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 6.8

CMA / ARV

• ARV (median comp): $172,855
• List price: $125,000
• Delta: -27.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Williams St	0.08mi	4/1.5	1,619 (+1%)	2mo	$159,999	$99	91
423 Jeffery Ln	0.27mi	4/2.0	1,685 (+5%)	4mo	$214,900	$128	75
621 Manning Dr	0.28mi	3/2.0 (-1)	1,534 (-4%)	8mo	$190,000	$124	68
1805 E Robertson Ave	0.37mi	3/2.0 (-1)	1,718 (+7%)	2mo	$214,999	$125	64
440 Jeffery Ln	0.34mi	3/2.0 (-1)	1,736 (+8%)	2mo	$210,000	$121	63
703 Craddock St	0.43mi	3/2.0 (-1)	1,704 (+6%)	4mo	$249,000	$146	60
805 Craddock St	0.47mi	3/2.0 (-1)	1,714 (+7%)	3mo	$217,500	$127	59
1402 Amthor Ave	0.37mi	3/2.0 (-1)	1,453 (-9%)	8mo	$207,000	$142	56
1306 Amthor Ave	0.38mi	3/2.0 (-1)	1,366 (-15%)	3mo	$220,000	$161	50
1005 Virginia Ave	0.56mi	3/2.0 (-1)	1,748 (+9%)	7mo	$220,000	$126	47
608 Allen St	0.73mi	3/2.0 (-1)	1,736 (+8%)	2mo	$210,000	$121	45
306 Margaret Lee St	0.72mi	3/1.0 (-1)	1,814 (+13%)	5mo	$85,000	$47	31

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-13,708
• Equity at exit: $18,638

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-14,704
• Equity at exit: $10,808

Cash invested: $35,000 (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: $1,530 high
• Mortgage (P&I): −$656
• Tax from tax record: −$330 /mo · $3,964/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $171

Break-even live

Break-even rent $1,314

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Cummings Ave Copperas Cove, TX	3.0	2.0	1542	$1,395	$0.90	44d	1	0.14mi
1106 Pack Ave Copperas Cove, TX	3.0	2.0	1302	$1,275	$0.98	44d	1	0.18mi
418 Cottonwood Dr Copperas Cove, TX	3.0	2.0	1208	$1,495	$1.24	44d	1	0.21mi
2315 E Business 190 Copperas Cove, TX	3.0	2.0	2103	$1,700	$0.81	23d	1	0.28mi
107 Nauert St Copperas Cove, TX	3.0	2.0	1710	$1,300	$0.76	44d	1	0.29mi
105 Nauert St Copperas Cove, TX	4.0	1.0	1346	$1,395	$1.04	23d	1	0.30mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	23d	1	0.37mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	44d	1	0.37mi
1306 Amthor Ave Copperas Cove, TX	3.0	2.0	1366	$1,399	$1.02	44d	1	0.40mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	23d	1	0.40mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	44d	1	0.40mi
704 Kim Ave Copperas Cove, TX	3.0	2.0	1692	$1,695	$1.00	21d	1	0.43mi
507 Kate St Copperas Cove, TX	3.0	2.0	1280	$1,295	$1.01	23d	1	0.43mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	44d	1	0.51mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	23d	1	0.59mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	14d	1	0.71mi
202 Margaret Lee St Copperas Cove, TX	5.0	2.0	1558	$1,525	$0.98	14d	1	0.72mi
1564 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.0	1110	$1,400	$1.26	23d	1	0.81mi
1614 Risen Star Ln Unit B Copperas Cove, TX	3.0	2.0	2220	$1,450	$0.65	23d	1	0.82mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	44d	1	0.82mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	23d	1	0.82mi
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	44d	1	0.89mi
1316 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1300	$1,300	$1.00	44d	1	0.91mi
1243 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1309	$1,249	$0.95	44d	1	0.91mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	44d	1	0.92mi
1335 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1333	$2,500	$1.88	14d	1	0.97mi
1335 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1333	$2,400	$1.80	14d	1	0.97mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	44d	1	1.05mi
403 E Hogan Dr Copperas Cove, TX	4.0	2.0	1492	$1,675	$1.12	23d	1	1.05mi
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	44d	1	1.09mi
211 E Hogan Dr Copperas Cove, TX	3.0	2.0	1372	$1,400	$1.02	14d	1	1.09mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	44d	1	1.15mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	44d	1	1.16mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	44d	1	1.20mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	14d	1	1.22mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	23d	1	1.37mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	1.38mi

Listing history 16 events

1. 2026-05-30
   status $125,000 Pending 14 DOM
2. 2026-05-15
   listed $125,000 Active 323-char remark
3. 2024-01-31
   soldstatus
4. 2023-12-22
   status Pending
5. 2023-12-16
   price $205,000
6. 2023-10-15
   listed $215,000 Active
7. 2022-09-30
   historical
8. 2022-09-02
   price $225,000
9. 2022-08-19
   price $232,800
10. 2022-07-22
    listed $240,000 Active
11. 2022-05-22
    status Active
12. 2022-04-19
    listed $170,000 Active
13. 2013-08-08
    soldstatus
14. 2013-04-13
    listed $99,900
15. 2006-06-20
    soldstatus
16. 2006-03-13
    listed $78,000

ⓘ 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: $3,964 · $330/mo
• Projected year-2 tax: $3,964 · $330/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 48% 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: $18,366
• − Mortgage interest: −$7,002
• − Property taxes: −$3,964
• − Insurance: −$625
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$3,636
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,006/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

+60.3% since first listed

16 events — show timeline

• 2026-05-29 Pending — CTXMLS
• 2026-05-15 Listed $125,000 CTXMLS
• 2024-01-31 Sold (Public Records) — Public Records
• 2023-12-22 Pending — CTXMLS
• 2023-12-16 Price Changed $205,000 CTXMLS
• 2023-10-15 Listed $215,000 CTXMLS
• 2022-09-30 Listing Removed — CTXMLS
• 2022-09-02 Price Changed $225,000 CTXMLS
• 2022-08-19 Price Changed $232,800 CTXMLS
• 2022-07-22 Listed $240,000 CTXMLS
• 2022-05-22 Relisted — CTXMLS
• 2022-04-19 Listed $170,000 CTXMLS
• 2013-08-08 Sold (Public Records) — Public Records
• 2013-04-13 Listed $99,900 CTXMLS
• 2006-06-20 Sold (Public Records) — Public Records
• 2006-03-13 Listed $78,000 CTXMLS

Property tax history

+7.4%/yr

Latest (2025): $3,964 · +115.7% YoY. Source: county tax records.