803 Kielman Dr · Copperas Cove, TX 76522

$212,900

4 bd · 3.0 ba · 2,250 sqft · SingleFamily public records · 54 Days on market

Built 1969 9,025 sqft lot $95/sqft · 19% below area Est $261k · 19% 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 +9.9/30.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor/Wholesaler special! Cash or owner financing only. Needs everything! Roof, foundation, French drain, paint, windows, etc. Property was rented for years and it was left in bad shape. Large home on a good lot but UGLY as is.

Key facts

• Private bath
• Updated kitchen
• Remodeled home

Tags

• REMODELED HOME
• UPDATED KITCHEN
• NEW LAMINATE FLOORING
• OVERSIZED LIVING ROOM
• PRIVATE BATH
• UPDATED TILE FINISHES

Property features AI

Exterior

• Utilities: Electricity available; Public water
• Home design: Single-story home; Resale property
• Construction: Vertical siding; Composition/shingle roof; Slab foundation; Year built from assessor
• Exterior features: Back yard fencing; Workshop (outbuilding)

Interior

• Kitchen: Electric range; Refrigerator; Laminate counters; Eat-in kitchen / kitchen-dining combo
• Bedrooms: Bedroom 2; Bedroom 3; Bedroom 4; Office (can function as a bedroom or workspace)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heating present; One cooling unit
• Interior features: Ceiling fans; Garden/roman tub; High ceilings; Laminate countertops; Separate shower and tub (tub/shower combination also noted); Vanity; Eat-in kitchen; Kitchen/dining combo
• Laundry & utility: Laundry room / laundry in utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (16.7% below list).
• Recommended offer: $177k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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, 50% chance of damaging wind over 30y; moderate 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 $177,296 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,353
• List price: $212,900
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Pathfinder Dr	0.59mi	4/3.0	2,043 (-9%)	3mo	$318,790	$156	55

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-48,040
• Equity at exit: $31,744

10-year hold

• IRR: -32.2%
• Equity multiple: -0.22×
• Total profit: $-72,479
• Equity at exit: $18,408

Cash invested: $59,612 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,116
• Tax from tax record: −$327 /mo · $3,930/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-132

Break-even live

Break-even rent $1,940

Max offer price $189,575

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-72	+0% $-132	+5% $-192	+10% $-253
Rent	-10% $-272	-5% $-202	+0% $-132	+5% $-62	+10% $8
Rate	-1.0pp $-25	-0.5pp $-78	base $-132	+0.5pp $-187	+1.0pp $-243

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: $53,225
• Closing costs: $6,387
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	24d	1	0.31mi
1517 Dryden Ave Copperas Cove, TX	3.0	2.0	1841	$1,800	$0.98	15d	1	0.65mi
906 Tanner Rd Copperas Cove, TX	3.0	2.0	1725	$1,550	$0.90	15d	1	0.69mi
1237 Briscoe Ct Copperas Cove, TX	4.0	2.5	1788	$1,750	$0.98	24d	1	1.10mi
1781 Dryden Ave Copperas Cove, TX	3.0	2.0	1600	$1,695	$1.06	24d	1	1.13mi
911 Brookview Dr Unit B Copperas Cove, TX	3.0	2.0	2566	$1,100	$0.43	45d	1	1.15mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	1.19mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	45d	1	1.21mi
277 Skyline Dr Copperas Cove, TX	4.0	3.0	3085	$2,895	$0.94	24d	1	1.29mi
404 Jennifer Cir Copperas Cove, TX	5.0	2.5	2818	$2,500	$0.89	24d	1	1.36mi
336 Skyline Dr Copperas Cove, TX	4.0	2.0	2420	$2,500	$1.03	15d	1	1.37mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	45d	1	1.38mi
1309 Concord Dr Unit A Copperas Cove, TX	3.0	2.0	2438	$1,350	$0.55	45d	1	1.38mi
1904 Mike Dr Copperas Cove, TX	3.0	2.0	2054	$1,850	$0.90	45d	1	1.42mi
1209 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	2438	$1,495	$0.61	45d	1	1.43mi
1247 Concord Dr Unit A Copperas Cove, TX	3.0	2.0	2438	$1,500	$0.62	24d	1	1.44mi

Listing history 28 events

1. 2026-06-21
   pricedays on market $212,900 Active 54 DOM
2. 2026-06-18
   days on market $219,999 Active 51 DOM
3. 2026-06-17
   days on market $219,999 Active 50 DOM
4. 2026-06-16
   days on market $219,999 Active 49 DOM
5. 2026-06-15
   days on market $219,999 Active 48 DOM
6. 2026-06-14
   days on market $219,999 Active 46 DOM
7. 2026-06-13
   days on market $219,999 Active 45 DOM
8. 2026-06-10
   days on market $219,999 Active 43 DOM
9. 2026-06-09
   days on market $219,999 Active 42 DOM
10. 2026-06-08
    days on market $219,999 Active 41 DOM
11. 2026-06-07
    days on market $219,999 Active 40 DOM
12. 2026-06-05
    days on market $219,999 Active 37 DOM
13. 2026-06-03
    days on market $219,999 Active 36 DOM
14. 2026-06-02
    days on market $219,999 Active 35 DOM
15. 2026-06-01
    days on market $219,999 Active 34 DOM
16. 2026-05-31
    days on market $219,999 Active 33 DOM
17. 2026-05-30
    days on market $219,999 Active 32 DOM
18. 2026-04-28
    listed $219,999 Active 1276-char remark
19. 2024-09-03
    soldstatus Closed 230-char remark

    Show marketing remark (230 chars)

    Investor/Wholesaler special! Cash or owner financing only. Needs everything! Roof, foundation, French drain, paint, windows, etc. Property was rented for years and it was left in bad shape. Large home on a good lot but UGLY as is.

20. 2024-08-26
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Investor/Wholesaler special! Cash or owner financing only. Needs everything! Roof, foundation, French drain, paint, windows, etc. Property was rented for years and it was left in bad shape. Large home on a good lot but UGLY as is.

21. 2024-08-21
    price $100,000 230-char remark

    Show marketing remark (230 chars)

    Investor/Wholesaler special! Cash or owner financing only. Needs everything! Roof, foundation, French drain, paint, windows, etc. Property was rented for years and it was left in bad shape. Large home on a good lot but UGLY as is.

22. 2024-08-13
    listed $79,900 Active 230-char remark

    Show marketing remark (230 chars)

    Investor/Wholesaler special! Cash or owner financing only. Needs everything! Roof, foundation, French drain, paint, windows, etc. Property was rented for years and it was left in bad shape. Large home on a good lot but UGLY as is.

23. 2012-07-02
    listed $50,000
24. 2012-07-02
    listed $50,000
25. 2009-09-12
    historical
26. 2009-03-30
    listed $125,000
27. 2005-02-04
    soldstatus
28. 2001-04-03
    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: $3,930 · $327/mo
• Projected year-2 tax: $3,930 · $327/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $21,276
• − Mortgage interest: −$11,926
• − Property taxes: −$3,930
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$6,193
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-326/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

+76.0% since first listed

11 events — show timeline

• 2026-04-28 Listed $219,999 CTXMLS
• 2024-09-03 Sold (MLS) — Unlock MLS
• 2024-08-26 Pending — Unlock MLS
• 2024-08-21 Price Changed $100,000 Unlock MLS
• 2024-08-13 Listed $79,900 Unlock MLS
• 2012-07-02 Listed $50,000 CTXMLS
• 2012-07-02 Listed $50,000 CTXMLS
• 2009-09-12 Listing Removed — CTXMLS
• 2009-03-30 Listed $125,000 CTXMLS
• 2005-02-04 Sold (Public Records) — Public Records
• 2001-04-03 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,930 · +97.1% YoY. Source: county tax records.