244 County Road 1236 · Kopperl, TX 76652

$30,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 139 Days on market

Built 1955 7,971 sqft lot $39/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Located in downtown Kopperl, on a corner lot. Home is in need of some TLC. Investors welcome. 2 bedroom - 1 bath - 748 square ft. on just under a quarter of an acre. Additional lot accross street also available - .22 of an acre - 125 CR 1236 (posted in MLS separately) Buyer is responsible for all due diligence, square footage, survey

Key facts

• 7,971 sq ft lot
• Built 1955
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kopperl ISD (rural): math 25% / reading 20% proficiency, ranked #1,093 of 1,141 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 15 units permitted in Bosque County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $822 of equity ($207 loan paydown + $615 appreciation (2.0% local appreciation)).
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 2.97% ✓
• Cap rate: 25.01%
• Cash-on-cash: 66.85%
• DSCR: 3.97
• GRM: 2.8

CMA / ARV

• ARV (median comp): $83,453
• List price: $30,000
• Delta: -64.05%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 4.81×
• Total profit: $31,970
• Equity at exit: $11,916

10-year hold

• IRR: 71.0%
• Equity multiple: 9.81×
• Total profit: $74,001
• Equity at exit: $17,222

Cash invested: $8,400 (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 76652

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $468

Break-even live

Break-even rent $299

Max offer price $30,000

Occupancy floor 42%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 139 DOM
2. 2026-06-17
   price $30,000 Active 138 DOM
3. 2026-06-17
   days on market $59,000 Active 138 DOM
4. 2026-06-16
   days on market $59,000 Active 137 DOM
5. 2026-06-15
   days on market $59,000 Active 136 DOM
6. 2026-06-13
   days on market $59,000 Active 134 DOM
7. 2026-06-13
   days on market $59,000 Active 133 DOM
8. 2026-06-09
   days on market $59,000 Active 130 DOM
9. 2026-06-08
   days on market $59,000 Active 129 DOM
10. 2026-06-07
    days on market $59,000 Active 128 DOM
11. 2026-06-04
    days on market $59,000 Active 125 DOM
12. 2026-06-03
    days on market $59,000 Active 124 DOM
13. 2026-06-02
    days on market $59,000 Active 123 DOM
14. 2026-06-01
    days on market $59,000 Active 122 DOM
15. 2026-05-31
    days on market $59,000 Active 121 DOM
16. 2026-01-30
    listed $59,000 Active 343-char remark

    Show marketing remark (343 chars)

    Located in downtown Kopperl, on a corner lot. Home is in need of some TLC. Investors welcome. 2 bedroom - 1 bath - 748 square ft. on just under a quarter of an acre. Additional lot accross street also available - .22 of an acre - 125 CR 1236 (posted in MLS separately) Buyer is responsible for all due diligence, square footage, survey

17. 1993-01-29
    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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,695
• − Mortgage interest: −$1,680
• − Property taxes: −$796
• − Insurance: −$150
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$873
• Taxable income: $5,485
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $4,299/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: Kopperl ISD
• NCES district ID: 4825890
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 20% ▼ -20.00%
• Median HH income: $42,043
• Composite: 22.38/100
• National rank: #13478
• State rank: #1093 of 1141 in TX

Livability — Kopperl

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Kopperl, TX
• Population (ZIP): 954

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.05%
• Current HPI: 96.1997
• Rent YoY: —
• Metro: —
• 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

• 2026-01-30 Listed $59,000 NTREIS
• 1993-01-29 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $796 · -5.3% YoY. Source: county tax records.