Gehrig Plan · Copperas Cove, TX 76522

$249,999

4 bd · 2.0 ba · 1,732 sqft · SingleFamily · 82 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Classic Collection brings new single-family homes to the Clayton Ranch masterplan in Copperas Cove, TX. With a convenient location off Highway 190, residents enjoy convenient commutes and travel to Killeen and Fort Hood. Copperas Cove is the cycling capital of central Texas and a popular spot for races and biking events. Nearby Central Texas College and Texas A & M Central Texas provide opportunities for educational and professional growth.

Key facts

• 2 garage spots
• Listed 81 days

🏗️ New construction. The $249,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $262,003.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (27.0% below list).
• Recommended offer: $183k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Copperas Cove — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 965 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $2k of loan paydown is wiped out by about $8k 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 82 days — a 6% lower offer ($235k) 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 $182,516 (27.0% 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 82 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $262,003
• List price: $249,999
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Reed Henry Dr	0.11mi	4/2.0	1,732 (0%)	7mo	$210,990	$122	88
738 Bobby Lou Ln	0.20mi	4/2.0	1,732 (0%)	4mo	$215,990	$125	87
505 Bobby Lou Ln	0.01mi	3/2.0 (-1)	1,757 (+1%)	8mo	$239,990	$137	85
742 Bobby Lou Ln	0.22mi	4/2.0	1,810 (+4%)	5mo	$217,990	$120	78
215 Ayla Marie Cv	0.08mi	4/2.0	1,859 (+7%)	8mo	$259,990	$140	78
126 Reed Henry Dr	0.07mi	4/2.0	1,895 (+9%)	4mo	$264,990	$140	78
414 Bobby Lou Ln	0.07mi	4/2.0	1,895 (+9%)	7mo	$262,990	$139	76
211 Ayla Marie Cv	0.09mi	3/2.0 (-1)	1,904 (+10%)	8mo	$257,990	$135	67
148 Reed Henry Ln	0.12mi	3/2.0 (-1)	1,564 (-10%)	9mo	$233,990	$150	66
165 Reed Henry Dr	0.20mi	3/2.0 (-1)	1,904 (+10%)	5mo	$301,999	$159	64
129 Minnie J Loop	0.31mi	4/2.5	1,928 (+11%)	7mo	$325,000	$169	59
2307 Big Divide Rd	0.40mi	4/2.0	1,939 (+12%)	6mo	$357,000	$184	57

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-71,264
• Equity at exit: $39,066

10-year hold

• IRR: -50.7%
• Equity multiple: -0.54×
• Total profit: $-112,858
• Equity at exit: $22,653

Cash invested: $73,361 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 8 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $286,900 ($169/sqft)
• Median days on market: 181 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -10.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76522

• Home prices YoY: -22.4%
• Rents YoY: -0.2%
• Active inventory: 965
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$328 /mo · $3,930/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-369

Break-even live

Break-even rent $2,292

Max offer price $208,642

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-278	+0% $-369	+5% $-459	+10% $-550
Rent	-10% $-513	-5% $-441	+0% $-369	+5% $-297	+10% $-225
Rate	-1.0pp $-237	-0.5pp $-302	base $-369	+0.5pp $-437	+1.0pp $-506

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: $65,501
• Closing costs: $7,860
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	154d	1	0.13mi
305 Bobby Lou Ln Copperas Cove, TX	4.0	3.0	1928	$2,400	$1.24	164d	1	0.16mi
117 Mini J Loop Copperas Cove, TX	4.0	2.0	1706	$2,200	$1.29	51d	1	0.28mi
117 Mini J Loop Copperas Cove, TX	4.0	2.0	1706	$2,200	$1.29	164d	1	0.28mi
103 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1122	$1,450	$1.29	0d	1	0.86mi
103 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1117	$1,475	$1.32	184d	1	0.86mi
107 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1122	$1,400	$1.25	7d	1	0.87mi
107 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1122	$1,450	$1.29	10d	1	0.87mi
106 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1264	$1,375	$1.09	184d	1	0.88mi
119 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1122	$1,350	$1.20	10d	1	0.89mi
115 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1116	$1,300	$1.16	164d	1	0.89mi
119 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1122	$1,350	$1.20	184d	1	0.90mi
305 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1287	$1,550	$1.20	164d	1	0.96mi
309 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1278	$1,400	$1.10	10d	1	0.97mi
309 Lost Trl Copperas Cove, TX	3.0	2.0	1278	$1,475	$1.15	24d	1	0.97mi
309 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1278	$1,400	$1.10	20d	1	0.97mi
227 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,800	$1.28	184d	1	1.04mi
239 Green Valley Dr #239 Copperas Cove, TX	3.0	2.5	1325	$1,449	$1.09	184d	1	1.06mi
250 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,500	$1.06	164d	1	1.06mi
511 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1400	$1,600	$1.14	184d	1	1.07mi
511 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1400	$1,600	$1.14	1d	1	1.07mi
247 Great Hills Dr Copperas Cove, TX	3.0	2.0	1354	$1,625	$1.20	6d	1	1.09mi
522 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1174	$1,500	$1.28	10d	1	1.09mi
326 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,450	$1.03	10d	1	1.11mi
115 Appalachian Trl Unit A Copperas Cove, TX	3.0	2.0	1332	$1,450	$1.09	51d	1	1.11mi
523 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1278	$1,650	$1.29	184d	1	1.12mi
334 Green Valley Dr Copperas Cove, TX	3.0	2.0	1411	$1,395	$0.99	45d	1	1.12mi
506 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1174	$1,395	$1.19	154d	1	1.14mi
534 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1307	$1,245	$0.95	164d	1	1.15mi
534 Lost Trl Unit B Copperas Cove, TX	3.0	2.0	1307	$1,275	$0.98	184d	1	1.15mi
539 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	2233	$1,450	$0.65	162d	1	1.15mi
539 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	2233	$1,350	$0.60	10d	1	1.15mi
539 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1123	$1,450	$1.29	164d	1	1.15mi
547 Lost Trl Unit A Copperas Cove, TX	3.0	2.0	1122	$1,350	$1.20	184d	1	1.18mi
122 Wind Ridge Dr Unit B Copperas Cove, TX	3.0	2.0	1332	$1,400	$1.05	10d	1	1.19mi
601 Lost Trl Copperas Cove, TX	3.0	2.0	1122	$1,450	$1.29	10d	1	1.20mi
605 Lost Trl Copperas Cove, TX	3.0	2.0	1122	$1,500	$1.34	10d	1	1.20mi
110 Wind Ridge Dr Copperas Cove, TX	3.0	2.0	1332	$1,450	$1.09	10d	1	1.21mi
113 Wind Ridge Dr Unit b Copperas Cove, TX	3.0	2.0	1300	$1,350	$1.04	164d	1	1.23mi
109 Wind Ridge Dr Copperas Cove, TX	3.0	2.0	1264	$1,425	$1.13	26d	1	1.24mi

Property features AI

Finance

• Other: Address: 501 Bobby Lou Ln, Copperas Cove, TX 76522Status: ActiveLast modified May 23, 2026
• Financial info: List price $249,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction (Plan)Single-family home
• Exterior features: Living area approximately 1,732

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Gehrig

Listing history 50 events

1. 2026-08-13
   days on market $249,999 Active 82 DOM
2. 2026-08-12
   days on market $249,999 Active 81 DOM
3. 2026-08-11
   days on market $249,999 Active 80 DOM
4. 2026-08-10
   days on market $249,999 Active 79 DOM
5. 2026-08-09
   days on market $249,999 Active 78 DOM
6. 2026-08-08
   days on market $249,999 Active 77 DOM
7. 2026-08-07
   days on market $249,999 Active 76 DOM
8. 2026-08-06
   days on market $249,999 Active 75 DOM
9. 2026-08-05
   days on market $249,999 Active 74 DOM
10. 2026-08-04
    days on market $249,999 Active 73 DOM
11. 2026-08-03
    days on market $249,999 Active 72 DOM
12. 2026-07-31
    days on market $249,999 Active 69 DOM
13. 2026-07-30
    days on market $249,999 Active 68 DOM
14. 2026-07-29
    days on market $249,999 Active 67 DOM
15. 2026-07-27
    days on market $249,999 Active 65 DOM
16. 2026-07-25
    days on market $249,999 Active 63 DOM
17. 2026-07-24
    days on market $249,999 Active 62 DOM
18. 2026-07-23
    days on market $249,999 Active 61 DOM
19. 2026-07-22
    days on market $249,999 Active 60 DOM
20. 2026-07-21
    days on market $249,999 Active 59 DOM
21. 2026-07-18
    days on market $249,999 Active 56 DOM
22. 2026-07-16
    days on market $249,999 Active 54 DOM
23. 2026-07-16
    days on market $249,999 Active 53 DOM
24. 2026-07-14
    days on market $249,999 Active 52 DOM
25. 2026-07-14
    days on market $249,999 Active 51 DOM
26. 2026-07-12
    days on market $249,999 Active 50 DOM
27. 2026-07-11
    days on market $249,999 Active 49 DOM
28. 2026-07-10
    days on market $249,999 Active 48 DOM
29. 2026-07-09
    days on market $249,999 Active 47 DOM
30. 2026-07-08
    days on market $249,999 Active 46 DOM
31. 2026-07-07
    days on market $249,999 Active 45 DOM
32. 2026-07-06
    days on market $249,999 Active 44 DOM
33. 2026-07-05
    days on market $249,999 Active 43 DOM
34. 2026-07-04
    days on market $249,999 Active 42 DOM
35. 2026-07-03
    days on market $249,999 Active 41 DOM
36. 2026-07-02
    days on market $249,999 Active 40 DOM
37. 2026-07-01
    days on market $249,999 Active 39 DOM
38. 2026-06-30
    days on market $249,999 Active 38 DOM
39. 2026-06-29
    days on market $249,999 Active 37 DOM
40. 2026-06-28
    days on market $249,999 Active 36 DOM
41. 2026-06-28
    days on market $249,999 Active 35 DOM
42. 2026-06-27
    days on market $249,999 Active 34 DOM
43. 2026-06-25
    days on market $249,999 Active 32 DOM
44. 2026-06-23
    days on market $249,999 Active 30 DOM
45. 2026-06-21
    days on market $249,999 Active 29 DOM
46. 2026-06-18
    days on market $249,999 Active 26 DOM
47. 2026-06-17
    days on market $249,999 Active 25 DOM
48. 2026-06-16
    days on market $249,999 Active 24 DOM
49. 2026-06-15
    days on market $249,999 Active 23 DOM
50. 2026-06-14
    days on market $249,999 Active 21 DOM

ⓘ 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: $21,902
• − Mortgage interest: −$14,676
• − Property taxes: −$3,930
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$7,622
• Taxable loss: −$9,141
• Est. tax savings @ 24.0%: +$2,194
• After-tax cash flow: $-2,231/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This single-family home in Copperas Cove, TX, is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Rental HVAC system maintenance — Improves comfort and energy efficiency ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Taylor Creek El F TX #2,429/4,322 Nat'l #26,096/41,679 Middle Lampasas Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Lampasas H S D- TX #634/1,632 Nat'l #6,744/17,239

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

C Composite livability gradescore 65/100

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 · 22,114 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: 9% of renters

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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%

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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%
• Languages at home: 85% English-only · Spanish 10% German/W. Germanic 2% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Other: Address: 501 Bobby Lou Ln, Copperas Cove, TX 76522Status: ActiveLast modified May 23, 2026
• Financial info: List price $249,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction (Plan)Single-family home
• Exterior features: Living area approximately 1,732

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Gehrig