606 Mary St · Copperas Cove, TX 76522

$60,000

3 bd · 2.0 ba · 1,063 sqft · SingleFamily public records · 1 Days on market

Built 1961 9,439 sqft lot Est $118k · 49% under

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

Welcome to this charming newly remodeled 3-bedroom, 1-bathroom home in the heart of Copperas Cove, featuring a blend of laminate wood and classic hardwood flooring throughout, an updated kitchen with new flooring, refrigerator, and oven, and a refreshed bathroom. Enjoy the convenience of washer and dryer hookups and a spacious, fully chain-link fenced backyard perfect for outdoor activities. Centrally located near shopping and schools, this cozy home offers comfort, convenience, and move-in-ready appeal.

Key facts

• Centrally located
• Refreshed bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• REFRESHED BATHROOM
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 12.8% 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: Fairview/Miss Jewell El (math 39% / reading 42%, grade F, #1,490 of 4,322 statewide, top 35%, 500 students, 77% 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 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 611 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); 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).
• This rent is only 18% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.81% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $117,993
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 S 5th St	0.09mi	3/1.0	1,112 (+5%)	1mo	$116,000	$104	83
1102 S 3rd St	0.36mi	3/2.0	1,039 (-2%)	2mo	$115,000	$111	78
506 Veterans Ave	0.28mi	3/1.0	1,034 (-3%)	3mo	$150,000	$145	76
1002 S 7th St	0.30mi	3/2.0	1,122 (+6%)	4mo	$62,000	$55	73
102 E Robertson Ave	0.30mi	3/1.0	1,008 (-5%)	1mo	$157,500	$156	73
1106 S 15th St	0.50mi	3/1.5	1,032 (-3%)	1mo	$160,882	$156	69
714 Mickan St	0.49mi	3/1.0	1,008 (-5%)	1mo	$97,800	$97	63
1211 S 13th St	0.55mi	3/2.0	1,118 (+5%)	4mo	$117,000	$105	62
1003 S 27th St	0.68mi	3/1.5	1,124 (+6%)	2mo	$159,000	$141	55
401 Veterans Ave	0.23mi	2/1.0 (-1)	912 (-14%)	2mo	$98,000	$107	54
803 Sandy Ct	0.34mi	2/1.0 (-1)	936 (-12%)	5mo	$60,000	$64	51
914 Edwards St	0.73mi	3/2.0	1,149 (+8%)	3mo	$179,800	$156	50

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: 12.5%
• Equity multiple: 1.48×
• Total profit: $8,003
• Equity at exit: $8,946

10-year hold

• IRR: 18.5%
• Equity multiple: 2.30×
• Total profit: $21,853
• Equity at exit: $5,188

Cash invested: $16,800 (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: 611
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$315
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $327

Break-even live

Break-even rent $669

Max offer price $60,000

Occupancy floor 65%

Sensitivity live

Price	-10% $361	-5% $344	+0% $327	+5% $310	+10% $293
Rent	-10% $241	-5% $284	+0% $327	+5% $370	+10% $412
Rate	-1.0pp $357	-0.5pp $342	base $327	+0.5pp $311	+1.0pp $295

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Mary St Apt 204 Copperas Cove, TX	2.0	1.0	850	$725	$0.85	46d	1	0.10mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	46d	1	0.16mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	46d	1	0.17mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	46d	1	0.18mi
101 Meggs St Unit F Copperas Cove, TX	2.0	1.0	725	$695	$0.96	46d	1	0.19mi
208 Veterans Ave Unit 106 Copperas Cove, TX	2.0	1.0	829	$650	$0.78	26d	1	0.20mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	46d	1	0.20mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	46d	1	0.23mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	46d	1	0.23mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	46d	1	0.23mi
410 Veterans Ave Unit 5 Copperas Cove, TX	2.0	1.0	800	$750	$0.94	46d	1	0.25mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	26d	1	0.29mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	46d	1	0.32mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	46d	1	0.34mi
1008 S 9th St Unit B Copperas Cove, TX	2.0	1.0	796	$700	$0.88	46d	1	0.35mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	46d	1	0.35mi
915 S 15th St Copperas Cove, TX	3.0	2.0	1008	$850	$0.84	16d	1	0.36mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	23d	1	0.39mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	46d	1	0.39mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	26d	1	0.43mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	46d	1	0.43mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	26d	1	0.45mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	46d	1	0.46mi
304 Carpenter St Unit 1 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	46d	1	0.46mi
304 Carpenter St Unit 7 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	26d	1	0.46mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	46d	1	0.50mi
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	46d	1	0.54mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	26d	1	0.54mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	46d	1	0.56mi
307 Sunset Ln Unit 4 Copperas Cove, TX	2.0	1.0	754	$700	$0.93	16d	1	0.58mi
307 Sunset Ln Unit 6 Copperas Cove, TX	2.0	1.0	800	$650	$0.81	46d	1	0.58mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	26d	1	0.59mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	46d	1	0.59mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	23d	1	0.59mi
401 W Lincoln Ave Unit 2 Copperas Cove, TX	2.0	1.0	740	$850	$1.15	26d	1	0.60mi
401 N 4th St Apt E Copperas Cove, TX	2.0	1.0	750	$700	$0.93	26d	1	0.63mi
1208 S 19th St Copperas Cove, TX	3.0	1.5	1010	$1,525	$1.51	26d	1	0.63mi
505 Hackberry St Unit 18 Copperas Cove, TX	2.0	1.0	750	$675	$0.90	16d	1	0.65mi
505 Hackberry St Unit 25 Copperas Cove, TX	2.0	1.0	758	$675	$0.89	46d	1	0.65mi
1208 Urbantke Ct Unit 6 Copperas Cove, TX	2.0	1.0	758	$695	$0.92	46d	1	0.66mi

Listing history 2 events

1. 2025-12-08
   status Pending
2. 2025-12-08
   listed $60,000 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 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: $12,997
• − Mortgage interest: −$3,361
• − Property taxes: −$2,271
• − Insurance: −$300
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,745
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,144/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

2 events — show timeline

• 2025-12-08 Pending — CTXMLS
• 2025-12-08 Listed $60,000 CTXMLS

Property tax history

+4.6%/yr

Latest (2025): $2,271 · +1.4% YoY. Source: county tax records.