1006 S 27th St · Copperas Cove, TX 76522

$120,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 31 Days on market

Built 1965 8,306 sqft lot Est $172k · 30% under

---

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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• 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

3-bedroom, 1.5-bath home in established Copperas Cove neighborhood, full of potential. This property offers a functional layout with a large living area, dedicated dining space, and a spacious kitchen ready for your updates. All three bedrooms are comfortably sized, and the home includes a full bath plus a convenient half bath. Situated on a generously sized lot, the backyard provides ample space for outdoor living or future improvements. Conveniently located near local schools, shopping, dining, and Fort Cavazos. Bring your vision and make this one your own!

Key facts

• Large living area
• Generously sized lot
• Spacious kitchen

Tags

• LARGE LIVING AREA
• DEDICATED DINING SPACE
• SPACIOUS KITCHEN
• GENEROUSLY SIZED LOT
• AMPLE SPACE FOR OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 608 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; major 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $171,606
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S 23rd St	0.27mi	3/1.5	1,506 (-3%)	1mo	$93,730	$62	80
802 S 13th St	0.45mi	3/1.5	1,610 (+4%)	6mo	$190,000	$118	65
2115 Urbantke Ln	0.14mi	2/1.5 (-1)	1,397 (-10%)	6mo	$159,900	$114	65
2215 Terrace	0.36mi	3/1.5	1,451 (-6%)	8mo	$209,000	$144	65
2809 Mountain Ave	0.49mi	3/2.0	1,396 (-10%)	0mo	$155,000	$111	61
2110 Terrace Dr	0.31mi	3/1.0	1,377 (-11%)	4mo	$165,000	$120	60
609 S 11th St	0.57mi	2/1.0 (-1)	1,464 (-5%)	3mo	$83,000	$57	53
514 S 11th St	0.58mi	2/1.0 (-1)	1,464 (-5%)	6mo	$112,000	$77	50
1109 Rhonda Lee St	0.73mi	3/2.0	1,392 (-10%)	7mo	$210,000	$151	44
505 Curry Ave	0.61mi	3/1.5	1,338 (-14%)	8mo	$77,000	$58	40
701 W Ave F	0.69mi	3/1.5	1,348 (-13%)	14mo	$139,900	$104	33

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,597
• Equity at exit: $17,892

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,582
• Equity at exit: $10,375

Cash invested: $33,600 (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: 608
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$629
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $232

Break-even live

Break-even rent $1,046

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $300	-5% $266	+0% $232	+5% $198	+10% $164
Rent	-10% $126	-5% $179	+0% $232	+5% $285	+10% $337
Rate	-1.0pp $292	-0.5pp $262	base $232	+0.5pp $201	+1.0pp $169

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 S 29th St Copperas Cove, TX	3.0	2.0	1176	$1,400	$1.19	15d	1	0.03mi
1008 S 31st St Copperas Cove, TX	3.0	2.0	1350	$1,145	$0.85	15d	1	0.12mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	44d	1	0.18mi
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	44d	1	0.23mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	44d	1	0.24mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	44d	1	0.26mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	44d	1	0.28mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	44d	1	0.44mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	24d	1	0.46mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	44d	1	0.48mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	44d	1	0.51mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	24d	1	0.55mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	24d	1	0.57mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	44d	1	0.58mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	44d	1	0.58mi
309 Myra Lou Ave Copperas Cove, TX	3.0	2.0	1269	$1,125	$0.89	44d	1	0.59mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	44d	1	0.59mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	44d	1	0.68mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	44d	1	0.68mi
1217 Craig St Copperas Cove, TX	3.0	2.0	1341	$1,575	$1.17	44d	1	0.79mi
1122 Rhonda Lee St Copperas Cove, TX	3.0	2.0	1349	$1,300	$0.96	24d	1	0.82mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	24d	1	0.91mi
1002 W Avenue B Unit B Copperas Cove, TX	2.0	2.0	1842	$975	$0.53	44d	1	0.91mi
507 Skyline Dr Copperas Cove, TX	3.0	2.0	1889	$2,200	$1.16	44d	1	0.91mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	44d	1	0.92mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	22d	1	0.93mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.93mi
3004 Sundown Ln Copperas Cove, TX	4.0	2.0	1608	$1,895	$1.18	24d	1	0.94mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	44d	1	1.05mi
611 N 21st St Copperas Cove, TX	3.0	2.0	1128	$1,250	$1.11	15d	1	1.12mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	24d	1	1.13mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	1.16mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	24d	1	1.21mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	1.21mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	1.27mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	15d	1	1.31mi
806 N 3rd St Unit A Copperas Cove, TX	3.0	2.0	1130	$1,150	$1.02	44d	1	1.33mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	1.34mi
2201 Dennis St Copperas Cove, TX	4.0	2.5	2000	$1,795	$0.90	15d	1	1.35mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	44d	1	1.36mi

Listing history 5 events

1. 2026-03-24
   status Pending
2. 2026-03-23
   historical Active Under Contract
3. 2026-03-10
   status Active
4. 2026-02-26
   historical Active Under Contract
5. 2026-02-21
   listed $120,000 Active

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$429/yr (+$36/mo · 24.3%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $16,074
• − Mortgage interest: −$6,722
• − Property taxes: −$1,767
• − Insurance: −$600
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,491
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,559/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

5 events — show timeline

• 2026-03-24 Pending — CTXMLS
• 2026-03-23 Contingent — CTXMLS
• 2026-03-10 Relisted — CTXMLS
• 2026-02-26 Contingent — CTXMLS
• 2026-02-21 Listed $120,000 CTXMLS

Property tax history

+0.1%/yr

Latest (2025): $1,767 · +11.9% YoY. Source: county tax records.