1920 Pleasant · Copperas Cove, TX 76522

$169,900

3 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 212 Days on market

Built 1976 8,712 sqft lot $122/sqft · 11% below area Est $190k · 11% 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 +12.4/15.0
• Cash flow +11.5/30.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• 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

NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

Key facts

• 8,712 sq ft lot
• Built 1976
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-57 ($-684/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (14.6% below list).
• Recommended offer: $145k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Martin Walker El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 378 students, 60% 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 58% FRL vs 41% district-wide (18 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 212 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,096 (14.6% 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 212 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $190,500
• List price: $169,900
• Delta: -10.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Pleasant Ln	0.28mi	3/2.0	1,429 (+3%)	0mo	$187,500	$131	82
2206 Phyllis Dr	0.14mi	3/2.0	1,300 (-6%)	1mo	$191,000	$147	82
2616 Phyllis Dr	0.45mi	3/2.0	1,389 (0%)	3mo	$220,000	$158	76
1101 Timmons Dr	0.39mi	3/2.0	1,377 (-1%)	5mo	$225,000	$163	76
218 Atkinson Ave	0.57mi	3/2.0	1,385 (-0%)	1mo	$150,000	$108	72
2311 Tiffany Dr	0.25mi	3/2.0	1,532 (+10%)	1mo	$218,000	$142	70
2211 Phyllis Dr	0.15mi	3/2.0	1,573 (+13%)	3mo	$190,000	$121	68
2003 Mattie Dr	0.60mi	3/2.0	1,425 (+3%)	2mo	$225,000	$158	66
1107 Deorsam Dr	0.50mi	3/2.0	1,485 (+7%)	5mo	$172,200	$116	61
1907 Miles St	0.48mi	3/1.5	1,527 (+10%)	1mo	$164,900	$108	58
1303 Little St	0.68mi	3/2.0	1,258 (-9%)	1mo	$175,000	$139	52
330 Monty Rd	0.69mi	3/2.5	1,570 (+13%)	5mo	$249,500	$159	40

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-35,375
• Equity at exit: $25,333

10-year hold

• IRR: -26.3%
• Equity multiple: -0.09×
• Total profit: $-51,751
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$891
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-57

Break-even live

Break-even rent $1,523

Max offer price $159,827

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-9	+0% $-57	+5% $-105	+10% $-153
Rent	-10% $-172	-5% $-114	+0% $-57	+5% $0	+10% $58
Rate	-1.0pp $29	-0.5pp $-14	base $-57	+0.5pp $-101	+1.0pp $-146

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	45d	1	0.12mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	15d	1	0.15mi
1107 Tyler Dr Copperas Cove, TX	3.0	2.0	1409	$1,500	$1.06	45d	1	0.17mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	0.35mi
2313 Bernice Cir Copperas Cove, TX	4.0	2.0	1492	$1,650	$1.11	45d	1	0.38mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	25d	1	0.42mi
977 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	45d	1	0.43mi
983 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	45d	1	0.45mi
2619 Phyllis Dr Copperas Cove, TX	3.0	2.0	1293	$1,000	$0.77	46d	1	0.48mi
1016 Cline Dr Unit B Copperas Cove, TX	3.0	2.5	1371	$1,450	$1.06	15d	1	0.49mi
1007 Cline Dr Unit A Copperas Cove, TX	3.0	2.0	1150	$1,450	$1.26	45d	1	0.49mi
1802 Montell St Unit A Copperas Cove, TX	3.0	2.0	1334	$1,299	$0.97	45d	1	0.54mi
1809 Montell St Unit A Copperas Cove, TX	3.0	2.0	1334	$1,225	$0.92	45d	1	0.54mi
1708 Castroville Trl Unit 1708 B Castroville Copperas Cove, TX	2.0	2.5	1282	$1,375	$1.07	15d	1	0.54mi
1813 Montell St Unit A Copperas Cove, TX	3.0	2.0	1334	$1,349	$1.01	45d	1	0.56mi
1809 Clovis Dr Unit B Copperas Cove, TX	3.0	2.0	1334	$1,375	$1.03	15d	1	0.57mi
1713 Castroville Trl Unit B Copperas Cove, TX	3.0	2.0	1242	$1,300	$1.05	45d	1	0.58mi
1805 Castroville Trl Unit B Copperas Cove, TX	3.0	2.0	1334	$1,325	$0.99	25d	1	0.59mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.61mi
1825 Clovis Dr Unit A Copperas Cove, TX	3.0	2.0	1248	$1,395	$1.12	15d	1	0.62mi
1508 Cline Dr Copperas Cove, TX	4.0	2.0	1526	$3,300	$2.16	45d	1	0.66mi
1841 Clovis Dr Unit A Copperas Cove, TX	3.0	3.0	1455	$1,395	$0.96	45d	1	0.66mi
1902 Castroville Trl Unit A 1902 Copperas Cove, TX	3.0	2.0	1250	$1,350	$1.08	25d	1	0.67mi
1914 Castroville Trl Copperas Cove, TX	3.0	2.0	1333	$1,350	$1.01	15d	1	0.71mi
109 Benjamin Cir Copperas Cove, TX	4.0	2.0	1419	$1,595	$1.12	15d	1	0.74mi
118 Leon Ln Copperas Cove, TX	3.0	2.0	1294	$1,425	$1.10	45d	1	0.77mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	25d	1	0.77mi
106 Logan CT Unit B Copperas Cove, TX	3.0	2.5	1446	$1,700	$1.18	15d	1	0.79mi
118 Leon Ln Unit B Copperas Cove, TX	3.0	2.0	1294	$1,450	$1.12	25d	1	0.80mi
117 Leon Ln Unit A Copperas Cove, TX	3.0	2.0	1235	$1,450	$1.17	46d	1	0.80mi
118 Leon Ln Unit B Copperas Cove, TX	3.0	2.0	1294	$1,450	$1.12	45d	1	0.80mi
114 Leon Ln Unit B B Copperas Cove, TX	3.0	2.0	1253	$1,450	$1.16	45d	1	0.80mi
101 Leon Ln Unit B Copperas Cove, TX	3.0	2.0	1236	$1,450	$1.17	45d	1	0.80mi
624 Atkinson Ave Copperas Cove, TX	3.0	2.0	1200	$1,325	$1.10	15d	1	0.80mi
126 Leon Ln Unit A Copperas Cove, TX	3.0	2.0	1236	$1,450	$1.17	46d	1	0.80mi
122 Leon Ln Unit A Copperas Cove, TX	3.0	2.0	1294	$1,450	$1.12	25d	1	0.80mi
202 Adley Ave Unit B Copperas Cove, TX	3.0	2.0	1220	$1,500	$1.23	45d	1	0.81mi
202 Adley Ave Unit B Copperas Cove, TX	3.0	2.0	1294	$1,450	$1.12	15d	1	0.81mi
508 Adley Ave Unit B Copperas Cove, TX	3.0	2.0	1220	$1,450	$1.19	45d	1	0.82mi
504 Adley Ave Unit A Copperas Cove, TX	3.0	2.0	1220	$1,450	$1.19	45d	1	0.83mi

Listing history 18 events

1. 2026-06-10
   days on market $169,900 Active 212 DOM
2. 2026-06-09
   days on market $169,900 Active 211 DOM
3. 2026-06-08
   days on market $169,900 Active 210 DOM
4. 2026-06-07
   days on market $169,900 Active 209 DOM
5. 2026-06-05
   days on market $169,900 Active 206 DOM
6. 2026-06-03
   days on market $169,900 Active 205 DOM
7. 2026-06-02
   days on market $169,900 Active 204 DOM
8. 2026-06-01
   days on market $169,900 Active 203 DOM
9. 2026-05-31
   days on market $169,900 Active 202 DOM
10. 2026-05-30
    days on market $169,900 Active 201 DOM
11. 2026-05-11
    price $169,900 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

12. 2026-04-24
    status Active 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

13. 2026-04-20
    historical Active Under Contract 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

14. 2026-04-11
    status Active 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

15. 2026-04-10
    historical 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

16. 2025-11-10
    listed $174,900 Active 162-char remark

    Show marketing remark (162 chars)

    NICE HOME NEEDING A LITTLE UPDATING BUT IN GOOD SHAPE AND MOVE-IN READY. .. .COME SEE WHY THIS CAN WORK FOR YOU. .. .ALL NEW WINDOWS!!!!!. .. .BIG SHADED BACKYARD

17. 2011-09-06
    soldstatus
18. 2011-08-08
    listed $79,000 533-char remark

    Show marketing remark (533 chars)

    This home is so very cute! This 3 bedroom, 2 full bathroom home is perfect as a starter home for a family. This home is situated on a wonderful lot, with lots of trees. The yard is huge. The yard also has a Storage Building. The sellers have left a washer machine and dryer in the home, as well as the refrigeartor. The previous owner has also replaced the roof with a new roof this year of 2011.The water heater is only 2 years old, The A/C is 4 years old. This home has been very well taken care of and it is totally move in ready.

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$211/yr (+$18/mo · 7.3%)

ⓘ 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 · 24 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: $17,412
• − Mortgage interest: −$9,517
• − Property taxes: −$2,898
• − Insurance: −$850
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,943
• Taxable loss: −$3,582
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $175/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

+115.1% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $169,900 CTXMLS
• 2026-04-24 Relisted — CTXMLS
• 2026-04-20 Contingent — CTXMLS
• 2026-04-11 Relisted — CTXMLS
• 2026-04-10 Listing Removed — CTXMLS
• 2025-11-10 Listed $174,900 CTXMLS
• 2011-09-06 Sold (Public Records) — Public Records
• 2011-08-08 Listed $79,000 CTXMLS

Property tax history

+3.0%/yr

Latest (2025): $2,898 · +11.9% YoY. Source: county tax records.