105 County Road 1239 · Kopperl, TX 76652

$149,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 8 Days on market

Built 1982 0.40 ac lot

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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 +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.0/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Spacious 4 bedroom 2 bath home situated on land, offering plenty of room both inside and out. The open concept floor plan features a large living area, a functional kitchen with ample cabinet and counter space. This home has been completely redone. Enjoy the peaceful setting and wide open space with endless possibilities for gardening, recreation, or simply enjoying country living. Conveniently located in the center of town. Don't miss this opportunity to own a spacious home with room to grow.

Key facts

• Functional kitchen
• Ample counter space
• Wide open space

Tags

• OPEN CONCEPT FLOOR PLAN
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• AMPLE COUNTER SPACE
• PEACEFUL SETTING
• WIDE OPEN SPACE

Property features AI

Finance

• Other: Property type: Single Family Residence; Parcel number: R17701; County: Bosque; Country: United States
• Financial info: Loan type noted as 'Treat As Clear'; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 space); Carport (1 space); Drive-through parking; 1-car garage
• Utilities: All-weather road listed under utilities; Municipal utility district: No
• Home design: Single-family residence; Residential property; Entry on one level; Built in 1982; Property is attached
• Construction: Built in 1982
• Exterior features: Lot under 0.5 acre (about 0.396 acres); All-weather road access; Sits in Kopplerl Ot subdivision; Directions: SOP right off main hwy in Kopperl.

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom (1st level), approximately 10 x 10
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; One level
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $206 ($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 $138k (7.2% below list).
• Recommended offer: $138k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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 $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $138,272 (7.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.57×
• Total profit: $23,646
• Equity at exit: $59,181

10-year hold

• IRR: 13.4%
• Equity multiple: 2.80×
• Total profit: $75,240
• Equity at exit: $85,538

Cash invested: $41,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $206

Break-even live

Break-even rent $1,122

Max offer price $149,000

Occupancy floor 80%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $149,000 Active 8 DOM
2. 2026-06-17
   days on market $149,000 Active 7 DOM
3. 2026-06-16
   days on market $149,000 Active 6 DOM
4. 2026-06-15
   days on market $149,000 Active 5 DOM
5. 2026-06-13
   days on market $149,000 Active 3 DOM
6. 2026-06-13
   remarks 498-char remark
7. 2026-06-13
   listed $149,000 Active 2 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: $516 · $43/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$2,210/yr (+$184/mo · 428.0%)

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

Taxation est. · year 1

• Rental income: $16,593
• − Mortgage interest: −$8,346
• − Property taxes: −$516
• − Insurance: −$745
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,335
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,471/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

4 events — show timeline

• 2026-06-10 Listed $149,000 NTREIS
• 2023-11-16 Sold (Public Records) — Public Records
• 2023-11-16 Sold (Public Records) — Public Records
• 1987-06-21 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $516 · -5.2% YoY. Source: county tax records.