917 Holly St · Copperas Cove, TX 76522

$165,000

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 53 Days on market

Built 1973 8,498 sqft lot $106/sqft · 7% below area Est $178k · 7% 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).

• Cash flow +12.7/30.0
• ARV discount +10.7/15.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• 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

This 3/2 home is conveniently located in a well established neighborhood. Vacant and ready for new owners. * * VA Property. CHL Pre-qual required on all offers. Free appraisal and credit report if buyer finances thru CHL. Please allow 2-3 days for seller response. Cash offers require proof of funds. VA will look at cash offers on this property.

Key facts

• Outbuilding
• Screened-in patio
• Great room

Tags

• GREAT ROOM
• SCREENED-IN PATIO
• GENEROUS BACKYARD
• OUTBUILDING
• BUILT-IN ORGANIZATION SYSTEM

Property features AI

Finance

• HOA & community: Curbs and sidewalks

Exterior

• Parking: Converted garage
• Utilities: High-speed internet available; Public water; Public sewer; Public trash collection
• Home design: Single-story home; Resale property; Slab foundation; Facing information not provided
• Construction: Brick and masonry construction; Composition/shingle roof; Built year source: assessor
• Exterior features: Enclosed porch; Covered porch; Screened porch; Patio; Storage; Wood privacy fencing in back yard

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, one unit)
• Interior features: Ceiling fans; Multiple living areas; Separate shower; Shower only; Tub/shower combination; Vanity; Walk-in closets; Eat-in kitchen; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-17 ($-202/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.7% below list).
• Recommended offer: $144k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: C R Clements/Hollie Parsons El (math 51% / reading 46%, grade D, #950 of 4,322 statewide, top 22%, 817 students, 68% 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 61% FRL vs 41% district-wide (20 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); 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).

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 53 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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, 48% 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 $144,053 (12.7% 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 53 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 0.87% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (median comp): $177,771
• List price: $165,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Holly St	0.10mi	3/2.0	1,606 (+4%)	4mo	$115,000	$72	86
1001 Gilmore St	0.26mi	3/2.0	1,575 (+2%)	4mo	$167,000	$106	82
1602 Phyllis Dr	0.14mi	4/2.0 (+1)	1,623 (+5%)	1mo	$135,000	$83	79
1107 Deorsam Dr	0.22mi	3/2.0	1,485 (-4%)	5mo	$172,200	$116	79
904 Randa St	0.10mi	4/2.0 (+1)	1,638 (+6%)	4mo	$234,000	$143	78
1709 Pleasant Ln	0.29mi	3/2.0	1,429 (-8%)	0mo	$187,500	$131	73
2211 Phyllis Dr	0.48mi	3/2.0	1,573 (+1%)	3mo	$190,000	$121	73
2311 Tiffany Dr	0.69mi	3/2.0	1,532 (-1%)	1mo	$218,000	$142	65
1907 Miles St	0.67mi	3/1.5	1,527 (-2%)	1mo	$164,900	$108	64
2002 Patricia St	0.55mi	3/2.0	1,364 (-12%)	6mo	$185,000	$136	49
604 Yucca Dr	0.67mi	3/2.0	1,724 (+11%)	1mo	$142,000	$82	49
1010 Timmons Dr	0.68mi	3/2.0	1,748 (+13%)	3mo	$239,500	$137	44

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-32,000
• Equity at exit: $24,602

10-year hold

• IRR: -22.4%
• Equity multiple: 0.02×
• Total profit: $-45,435
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$865
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-17

Break-even live

Break-even rent $1,462

Max offer price $162,027

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $30	+0% $-17	+5% $-64	+10% $-110
Rent	-10% $-131	-5% $-74	+0% $-17	+5% $40	+10% $97
Rate	-1.0pp $66	-0.5pp $25	base $-17	+0.5pp $-60	+1.0pp $-103

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	25d	1	0.19mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	0.23mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.27mi
912 Laurie Ln Copperas Cove, TX	3.0	2.0	2080	$1,700	$0.82	15d	1	0.28mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	0.39mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	45d	1	0.47mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	15d	1	0.47mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	45d	1	0.50mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	45d	1	0.59mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	25d	1	0.61mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	45d	1	0.61mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	45d	1	0.61mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	25d	1	0.62mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	45d	1	0.69mi
2201 Dennis St Copperas Cove, TX	4.0	2.5	2000	$1,795	$0.90	15d	1	0.72mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	45d	1	0.73mi
1107 Tyler Dr Copperas Cove, TX	3.0	2.0	1409	$1,500	$1.06	45d	1	0.73mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	25d	1	0.73mi
1613 Miranda Ave Copperas Cove, TX	3.0	2.0	1630	$1,395	$0.86	25d	1	0.75mi
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	45d	1	0.76mi
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	45d	1	0.82mi
2313 Bernice Cir Copperas Cove, TX	4.0	2.0	1492	$1,650	$1.11	45d	1	0.84mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	45d	1	0.87mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	45d	1	0.89mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	15d	1	0.89mi
2619 Phyllis Dr Copperas Cove, TX	3.0	2.0	1293	$1,000	$0.77	46d	1	0.90mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	45d	1	0.92mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	45d	1	0.93mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	25d	1	0.96mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	45d	1	1.00mi
977 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	45d	1	1.00mi
983 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	45d	1	1.01mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	45d	1	1.02mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	45d	1	1.02mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	45d	1	1.03mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	45d	1	1.03mi
1016 Cline Dr Unit B Copperas Cove, TX	3.0	2.5	1371	$1,450	$1.06	15d	1	1.04mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	45d	1	1.04mi
1007 Cline Dr Unit A Copperas Cove, TX	3.0	2.0	1150	$1,450	$1.26	45d	1	1.05mi
1708 Castroville Trl Unit 1708 B Castroville Copperas Cove, TX	2.0	2.5	1282	$1,375	$1.07	15d	1	1.05mi

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 53 DOM
2. 2026-06-18
   days on market $165,000 Active 50 DOM
3. 2026-06-17
   days on market $165,000 Active 49 DOM
4. 2026-06-16
   days on market $165,000 Active 48 DOM
5. 2026-06-15
   days on market $165,000 Active 47 DOM
6. 2026-06-14
   days on market $165,000 Active 45 DOM
7. 2026-06-13
   days on market $165,000 Active 44 DOM
8. 2026-06-10
   days on market $165,000 Active 42 DOM
9. 2026-06-09
   days on market $165,000 Active 41 DOM
10. 2026-06-08
    days on market $165,000 Active 40 DOM
11. 2026-06-07
    days on market $165,000 Active 39 DOM
12. 2026-06-05
    days on market $165,000 Active 36 DOM
13. 2026-06-03
    days on market $165,000 Active 35 DOM
14. 2026-06-02
    days on market $165,000 Active 34 DOM
15. 2026-06-01
    days on market $165,000 Active 33 DOM
16. 2026-05-31
    days on market $165,000 Active 32 DOM
17. 2026-05-30
    days on market $165,000 Active 31 DOM
18. 2026-05-17
    status Active 964-char remark
19. 2026-05-07
    historical Active Under Contract 964-char remark
20. 2026-04-29
    listed $165,000 Active 964-char remark
21. 2009-04-30
    listed $59,900 347-char remark

    Show marketing remark (347 chars)

    This 3/2 home is conveniently located in a well established neighborhood. Vacant and ready for new owners. * * VA Property. CHL Pre-qual required on all offers. Free appraisal and credit report if buyer finances thru CHL. Please allow 2-3 days for seller response. Cash offers require proof of funds. VA will look at cash offers on this property.

22. 2009-04-30
    listed $59,900

    Show marketing remark (347 chars)

    This 3/2 home is conveniently located in a well established neighborhood. Vacant and ready for new owners. * * VA Property. CHL Pre-qual required on all offers. Free appraisal and credit report if buyer finances thru CHL. Please allow 2-3 days for seller response. Cash offers require proof of funds. VA will look at cash offers on this property.

23. 2005-08-25
    soldstatus
24. 2005-08-03
    listed $76,500
25. 1998-03-26
    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: $2,650 · $221/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$370/yr (+$31/mo · 14.0%)

ⓘ 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 ≥106°F today · 24 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: $17,286
• − Mortgage interest: −$9,243
• − Property taxes: −$2,650
• − Insurance: −$825
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,800
• Taxable loss: −$2,997
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $517/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

+115.7% since first listed

8 events — show timeline

• 2026-05-17 Relisted — CTXMLS
• 2026-05-07 Contingent — CTXMLS
• 2026-04-29 Listed $165,000 CTXMLS
• 2009-04-30 Listed $59,900 CTXMLS
• 2009-04-30 Listed $59,900 CTXMLS
• 2005-08-25 Sold (Public Records) — Public Records
• 2005-08-03 Listed $76,500 CTXMLS
• 1998-03-26 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,650 · +11.9% YoY. Source: county tax records.