1106 S 7th St · Copperas Cove, TX 76522

$95,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 63 Days on market

Built 1971 8,542 sqft lot $64/sqft · 33% below area Est $141k · 33% under

---

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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.1/10.0
• 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 MLS

This cozy 3/1.5 is priced to sell. Located in an established neighborhood and close to schools, shopping & restaurants! Come check out this home today!!! * MLS information deemed reliable but not guaranteed. Buyer and Buyer's agent to verify all MLS info

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 62% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 2.7% of price.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (median comp): $140,873
• List price: $95,000
• Delta: -32.56%
• 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
802 S 23rd St	0.48mi	3/1.5	1,506 (+1%)	1mo	$93,730	$62	73
1107 Deorsam Dr	0.53mi	3/2.0	1,485 (0%)	5mo	$172,200	$116	71
609 S 11th St	0.38mi	2/1.0 (-1)	1,464 (-1%)	3mo	$83,000	$57	68
802 S 13th St	0.32mi	3/1.5	1,610 (+8%)	6mo	$190,000	$118	65
1001 Gilmore St	0.52mi	3/2.0	1,575 (+6%)	4mo	$167,000	$106	62
1907 Miles St	0.74mi	3/1.5	1,527 (+3%)	1mo	$164,900	$108	58
902 Holly St	0.57mi	3/2.0	1,606 (+8%)	4mo	$115,000	$72	57
2110 Terrace Dr	0.55mi	3/1.0	1,377 (-7%)	4mo	$165,000	$120	55
1602 Phyllis Dr	0.61mi	4/2.0 (+1)	1,623 (+9%)	1mo	$135,000	$83	50
904 Randa St	0.54mi	4/2.0 (+1)	1,638 (+10%)	4mo	$234,000	$143	49
2004 Veterans Ave	0.53mi	4/1.5 (+1)	1,286 (-13%)	3mo	$160,000	$124	43
910 Leonhard St	0.56mi	4/1.0 (+1)	1,287 (-13%)	1mo	$125,000	$97	42

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-4,075
• Equity at exit: $14,165

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $1,826
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$498
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $234

Break-even live

Break-even rent $950

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	23d	1	0.03mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	43d	1	0.05mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	43d	1	0.09mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	43d	1	0.12mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	23d	1	0.12mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	43d	1	0.13mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	23d	1	0.16mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	43d	1	0.19mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	23d	1	0.19mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	43d	1	0.20mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	43d	1	0.24mi
915 S 15th St Copperas Cove, TX	3.0	2.0	1008	$850	$0.84	13d	1	0.24mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	43d	1	0.27mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	43d	1	0.29mi
1208 S 19th St Copperas Cove, TX	3.0	1.5	1010	$1,525	$1.51	23d	1	0.31mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	43d	1	0.37mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	13d	12	0.41mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	43d	1	0.44mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	43d	1	0.44mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	43d	1	0.47mi
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	43d	1	0.51mi
1007 S 29th St Copperas Cove, TX	3.0	2.0	1176	$1,400	$1.19	13d	1	0.55mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	43d	1	0.56mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	43d	1	0.56mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	43d	1	0.58mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	23d	1	0.61mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	43d	1	0.64mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	43d	1	0.64mi
1008 S 31st St Copperas Cove, TX	3.0	2.0	1350	$1,145	$0.85	13d	1	0.65mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	13d	1	0.76mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	43d	1	0.79mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	21d	1	0.79mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	23d	1	0.82mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	13d	1	0.86mi
309 Myra Lou Ave Copperas Cove, TX	3.0	2.0	1269	$1,125	$0.89	43d	1	0.88mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	23d	1	0.88mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	43d	1	0.90mi
204 South Dr Unit A Copperas Cove, TX	2.0	1.0	895	$999	$1.12	43d	1	1.04mi
2313 Bernice Cir Copperas Cove, TX	4.0	2.0	1492	$1,650	$1.11	43d	1	1.06mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	43d	1	1.07mi

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 63 DOM
2. 2026-06-17
   days on market $95,000 Active 62 DOM
3. 2026-06-16
   days on market $95,000 Active 61 DOM
4. 2026-06-15
   days on market $95,000 Active 60 DOM
5. 2026-06-14
   days on market $95,000 Active 58 DOM
6. 2026-06-13
   days on market $95,000 Active 57 DOM
7. 2026-06-10
   days on market $95,000 Active 55 DOM
8. 2026-06-09
   days on market $95,000 Active 54 DOM
9. 2026-06-08
   days on market $95,000 Active 53 DOM
10. 2026-06-07
    days on market $95,000 Active 52 DOM
11. 2026-06-05
    days on market $95,000 Active 49 DOM
12. 2026-06-03
    days on market $95,000 Active 48 DOM
13. 2026-06-02
    days on market $95,000 Active 47 DOM
14. 2026-06-01
    days on market $95,000 Active 46 DOM
15. 2026-05-31
    days on market $95,000 Active 45 DOM
16. 2026-05-30
    days on market $95,000 Active 44 DOM
17. 2026-04-16
    listed $95,000 Active 262-char remark

    Show marketing remark (262 chars)

    This cozy 3/1.5 is priced to sell. Located in an established neighborhood and close to schools, shopping & restaurants! Come check out this home today!!! * MLS information deemed reliable but not guaranteed. Buyer and Buyer's agent to verify all MLS info

18. 2021-01-25
    soldstatus
19. 2013-10-02
    historical
20. 2013-08-26
    listed $18,300 181-char remark

    Show marketing remark (181 chars)

    This cozy 3/1.5 is priced to sell and move-in ready. Located in an established neighborhood and close to schools, shopping & restaurants! Come check out your new home today!!!

21. 2013-08-26
    listed $37,250

    Show marketing remark (181 chars)

    This cozy 3/1.5 is priced to sell and move-in ready. Located in an established neighborhood and close to schools, shopping & restaurants! Come check out your new home today!!!

22. 2013-08-05
    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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 24 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: $14,957
• − Mortgage interest: −$5,321
• − Property taxes: −$2,557
• − Insurance: −$475
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,764
• Taxable income: $1,447
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,459/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

+419.1% since first listed

6 events — show timeline

• 2026-04-16 Listed $95,000 CTXMLS
• 2021-01-25 Sold (Public Records) — Public Records
• 2013-10-02 Listing Removed — CTXMLS
• 2013-08-26 Listed $37,250 CTXMLS
• 2013-08-26 Listed $18,300 CTXMLS
• 2013-08-05 Sold (Public Records) — Public Records

Property tax history

+17.3%/yr

Latest (2025): $2,557 · +0.6% YoY. Source: county tax records.