616 Allen St · Copperas Cove, TX 76522

$165,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 20 Days on market

Built 1973 8,925 sqft lot Est $208k · 21% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• 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

Perfect location! Superb schools, nice quiet neighborhood. Grocery shopping close by and quick access to Highway no mater where you are going! This home is in great condition. Maybe you as the buyer would be more interested if the home was more updated. ( Floor, paint, countertops) All of these cosmetic items are in good condition they are just dated. The Seller understands the importance of these items to you as a buyer. He is willing to give a decorating allowance to the new buyer for one or more of these items of your choice. Everything else has already been taken care of for the new owner. This home has over 1600 square feet. 3 bd, 2 bath, 2 car garage. A roof that is only 8 years, new heat and air system in 2005. ( Big unit ) An electric sump-pump in the back yard for drainage. ( Better than a french drain ) A water softener and a new conveniently located clean out for the plumbing. The back covered porch allows plenty of room for morning coffee, entertaining while it is raining or ju

Key facts

• Functional kitchen
• Near schools
• Brick residence

Tags

• BRICK RESIDENCE
• FUNCTIONAL KITCHEN
• SIZABLE BACKYARD
• ATTACHED GARAGE
• ESTABLISHED NEIGHBORHOOD
• NEAR SCHOOLS

Property features AI

Finance

• Other: City lot (less than quarter acre); Asphalt road access; Chain link and wood fencing
• HOA & community: Sidewalks in neighborhood

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick veneer construction; Slab foundation; Property listed as fixer
• Construction: Shingle/composition roof; Built year source: assessor
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Water heater (listed under appliances); See remarks for additional kitchen appliances
• Bedrooms: Bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: see remarks
• Interior features: Other features (see remarks)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $31 ($367/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 $154k (6.6% below list).
• Recommended offer: $154k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% 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: employment D+, amenities F, commute 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.
• Zoned schools: C R Clements/Hollie Parsons El (math 51% / reading 46%, grade D, #950 of 4,322 statewide, top 22%, 817 students, 68% FRL); Copperas Cove J H (math 43% / reading 42%, grade D-, #553 of 1,662 statewide, top 34%, 924 students, 63% FRL); Copperas Cove H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 2,277 students, 52% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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

• Climate carrying-cost: major wind risk, 55% 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 $154,052 (6.6% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $208,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Allen St	0.06mi	3/2.0	1,736 (+6%)	2mo	$210,000	$121	85
604 Yucca Dr	0.28mi	3/2.0	1,724 (+5%)	1mo	$142,000	$82	77
905 Vernon Dr	0.26mi	4/2.0 (+1)	1,560 (-5%)	1mo	$230,000	$147	74
1302 Creek St	0.33mi	4/2.0 (+1)	1,685 (+3%)	7mo	$235,000	$139	69
912 Risen Star Ln	0.37mi	4/2.0 (+1)	1,701 (+4%)	6mo	$240,000	$141	67
1003 Joe Morse Dr	0.29mi	3/2.0	1,468 (-10%)	6mo	$205,000	$140	64
1001 Gilmore St	0.69mi	3/2.0	1,575 (-4%)	4mo	$167,000	$106	58
1503 Joe Morse Dr	0.50mi	4/2.0 (+1)	1,513 (-8%)	2mo	$153,000	$101	58
805 Craddock St	0.70mi	3/2.0	1,714 (+5%)	3mo	$217,500	$127	57
306 Margaret Lee St	0.37mi	3/1.0	1,814 (+11%)	5mo	$85,000	$47	57
703 Craddock St	0.73mi	3/2.0	1,704 (+4%)	4mo	$249,000	$146	56
815 Shady Ln	0.57mi	3/1.5	1,404 (-14%)	6mo	$92,500	$66	43

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-29,251
• Equity at exit: $24,602

10-year hold

• IRR: -18.9%
• Equity multiple: 0.13×
• Total profit: $-40,198
• Equity at exit: $14,266

Cash invested: $46,200 (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: 610
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$865
• Tax from tax record: −$252 /mo · $3,028/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $31

Break-even live

Break-even rent $1,502

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $77	+0% $31	+5% $-16	+10% $-63
Rent	-10% $-91	-5% $-30	+0% $31	+5% $91	+10% $152
Rate	-1.0pp $114	-0.5pp $73	base $31	+0.5pp $-12	+1.0pp $-56

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	45d	1	0.25mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	45d	1	0.26mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	45d	1	0.29mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	25d	1	0.35mi
507 Kate St Copperas Cove, TX	3.0	2.0	1280	$1,295	$1.01	25d	1	0.36mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	15d	1	0.39mi
1306 Amthor Ave Copperas Cove, TX	3.0	2.0	1366	$1,399	$1.02	45d	1	0.48mi
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	45d	1	0.50mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	45d	1	0.54mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	0.54mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	25d	1	0.57mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	45d	1	0.59mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	45d	1	0.60mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	25d	1	0.62mi
107 Nauert St Copperas Cove, TX	3.0	2.0	1710	$1,300	$0.76	45d	1	0.68mi
105 Nauert St Copperas Cove, TX	4.0	1.0	1346	$1,395	$1.04	25d	1	0.69mi
1316 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1300	$1,300	$1.00	45d	1	0.72mi
1335 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1333	$2,500	$1.88	15d	1	0.72mi
1335 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1333	$2,400	$1.80	15d	1	0.72mi
1243 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1309	$1,249	$0.95	45d	1	0.77mi
704 Kim Ave Copperas Cove, TX	3.0	2.0	1692	$1,695	$1.00	23d	1	0.77mi
1564 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.0	1110	$1,400	$1.26	25d	1	0.79mi
912 Laurie Ln Copperas Cove, TX	3.0	2.0	2080	$1,700	$0.82	15d	1	0.81mi
1614 Risen Star Ln Unit B Copperas Cove, TX	3.0	2.0	2220	$1,450	$0.65	25d	1	0.84mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	0.85mi
1104 Cummings Ave Copperas Cove, TX	3.0	2.0	1542	$1,395	$0.90	45d	1	0.87mi
418 Cottonwood Dr Copperas Cove, TX	3.0	2.0	1208	$1,495	$1.24	45d	1	0.89mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	45d	1	0.91mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	25d	1	0.91mi
1106 Pack Ave Copperas Cove, TX	3.0	2.0	1302	$1,275	$0.98	45d	1	0.97mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.98mi
2315 E Business 190 Copperas Cove, TX	3.0	2.0	2103	$1,700	$0.81	25d	1	1.01mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	45d	1	1.05mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	15d	1	1.09mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	45d	1	1.09mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	45d	1	1.16mi
2619 Phyllis Dr Copperas Cove, TX	3.0	2.0	1293	$1,000	$0.77	46d	1	1.17mi
105 E Reagan Ave Copperas Cove, TX	2.0	1.0	1758	$675	$0.38	45d	1	1.18mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	45d	1	1.18mi
202 Marston Ave Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	45d	1	1.19mi

Listing history 15 events

1. 2026-06-21
   days on market $165,000 Active 20 DOM
2. 2026-06-18
   days on market $165,000 Active 17 DOM
3. 2026-06-17
   days on market $165,000 Active 16 DOM
4. 2026-06-16
   days on market $165,000 Active 15 DOM
5. 2026-06-15
   days on market $165,000 Active 14 DOM
6. 2026-06-14
   days on market $165,000 Active 12 DOM
7. 2026-06-13
   days on market $165,000 Active 11 DOM
8. 2026-06-10
   days on market $165,000 Active 9 DOM
9. 2026-06-09
   days on market $165,000 Active 8 DOM
10. 2026-06-08
    days on market $165,000 Active 7 DOM
11. 2026-06-07
    days on market $165,000 Active 6 DOM
12. 2026-06-05
    days on market $165,000 Active 3 DOM
13. 2026-06-03
    days on market $165,000 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $165,000 Active 1 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: $3,028 · $252/mo
• Projected year-2 tax: $3,028 · $252/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $18,486
• − Mortgage interest: −$9,243
• − Property taxes: −$3,028
• − Insurance: −$825
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,800
• Taxable loss: −$2,368
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $936/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

+57.0% since first listed

4 events — show timeline

• 2026-05-31 Listed $165,000 CTXMLS
• 2007-07-09 Sold (Public Records) — Public Records
• 2007-04-05 Listed $105,100 CTXMLS
• 2002-08-28 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,028 · +11.9% YoY. Source: county tax records.