809 Crest Ct · Copperas Cove, TX 76522

$149,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 92 Days on market

Built 1998 1.85 ac lot $89/sqft · 22% below area Est $190k · 22% under ↓ 17% since listing

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• 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

Experience the space and freedom buyers are searching for with 1.85 acres, 1,680 square feet of living space, and 2 full bathrooms in peaceful Copperas Cove Texas. Nestled in a quiet setting, this property offers the best of country living while remaining conveniently located near Kempner, Fort Hood, and Killeen. With room between neighbors, you’ll enjoy privacy, wide-open Texas skies, and endless possibilities for outdoor living. Inside, The spacious layout provides generous living areas, fire place with built ins, and a functional floor plan designed for everyday comfort. The living room flows seamlessly into the dining area and kitchen, creating an ideal setup for gatherings and entertaining. The kitchen offers ample cabinet and counter space for efficiency and convenience. this home offers flexibility and comfort for families, guests, The primary suite provides a private retreat, while additional bedrooms can easily serve as guest rooms, a home office, or hobby space. If you’re looking for space, privacy, functionality, and room to grow in Central Texas, this property deserves a closer look. * Seller is offering $5000 flooring allowance.

Key facts

• Privacy
• Country living
• Quiet setting

Tags

• 1.85 ACRES
• COUNTRY LIVING
• QUIET SETTING
• PRIVACY
• OUTDOOR LIVING
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 2 comparable units currently listed for rent nearby; 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $190,000
• List price: $149,000
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,860
• Equity at exit: $22,216

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $13,804
• Equity at exit: $12,883

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 76522

• Home prices YoY: -22.4%
• Rents YoY: -0.2%
• Active inventory: 605
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $431

Break-even live

Break-even rent $1,204

Max offer price $149,000

Occupancy floor 70%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Cactus Ln Copperas Cove, TX	4.0	2.0	1925	$2,000	$1.04	13d	1	0.11mi
1128 Pheasant Cir Copperas Cove, TX	4.0	2.0	1972	$1,850	$0.94	13d	1	0.62mi

Listing history 18 events

1. 2026-06-18
   days on market $149,000 Active 92 DOM
2. 2026-06-17
   days on market $149,000 Active 91 DOM
3. 2026-06-16
   days on market $149,000 Active 90 DOM
4. 2026-06-15
   days on market $149,000 Active 89 DOM
5. 2026-06-14
   days on market $149,000 Active 87 DOM
6. 2026-06-13
   days on market $149,000 Active 86 DOM
7. 2026-06-10
   days on market $149,000 Active 84 DOM
8. 2026-06-09
   days on market $149,000 Active 83 DOM
9. 2026-06-08
   days on market $149,000 Active 82 DOM
10. 2026-06-07
    days on market $149,000 Active 81 DOM
11. 2026-06-05
    days on market $149,000 Active 78 DOM
12. 2026-06-03
    days on market $149,000 Active 77 DOM
13. 2026-06-02
    days on market $149,000 Active 76 DOM
14. 2026-06-01
    days on market $149,000 Active 75 DOM
15. 2026-05-31
    days on market $149,000 Active 74 DOM
16. 2026-05-30
    days on market $149,000 Active 73 DOM
17. 2026-04-18
    price $149,000 1171-char remark

    Show marketing remark (1171 chars)

    Experience the space and freedom buyers are searching for with 1.85 acres, 1,680 square feet of living space, and 2 full bathrooms in peaceful Copperas Cove Texas. Nestled in a quiet setting, this property offers the best of country living while remaining conveniently located near Kempner, Fort Hood, and Killeen. With room between neighbors, you’ll enjoy privacy, wide-open Texas skies, and endless possibilities for outdoor living. Inside, The spacious layout provides generous living areas, fire place with built ins, and a functional floor plan designed for everyday comfort. The living room flows seamlessly into the dining area and kitchen, creating an ideal setup for gatherings and entertaining. The kitchen offers ample cabinet and counter space for efficiency and convenience. this home offers flexibility and comfort for families, guests, The primary suite provides a private retreat, while additional bedrooms can easily serve as guest rooms, a home office, or hobby space. If you’re looking for space, privacy, functionality, and room to grow in Central Texas, this property deserves a closer look. * Seller is offering $5000 flooring allowance.

18. 2026-03-18
    listed $179,000 Active 1171-char remark

    Show marketing remark (1171 chars)

    Experience the space and freedom buyers are searching for with 1.85 acres, 1,680 square feet of living space, and 2 full bathrooms in peaceful Copperas Cove Texas. Nestled in a quiet setting, this property offers the best of country living while remaining conveniently located near Kempner, Fort Hood, and Killeen. With room between neighbors, you’ll enjoy privacy, wide-open Texas skies, and endless possibilities for outdoor living. Inside, The spacious layout provides generous living areas, fire place with built ins, and a functional floor plan designed for everyday comfort. The living room flows seamlessly into the dining area and kitchen, creating an ideal setup for gatherings and entertaining. The kitchen offers ample cabinet and counter space for efficiency and convenience. this home offers flexibility and comfort for families, guests, The primary suite provides a private retreat, while additional bedrooms can easily serve as guest rooms, a home office, or hobby space. If you’re looking for space, privacy, functionality, and room to grow in Central Texas, this property deserves a closer look. * Seller is offering $5000 flooring allowance.

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,435/yr (+$120/mo · 111.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $20,990
• − Mortgage interest: −$8,346
• − Property taxes: −$1,292
• − Insurance: −$745
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,335
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,469/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

• 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

-16.8% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $149,000 CTXMLS
• 2026-03-18 Listed $179,000 CTXMLS

Property tax history

+13.7%/yr

Latest (2025): $1,292 · +1.8% YoY. Source: county tax records.