2506 Merganser Dr · Copperas Cove, TX 76522

$208,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 103 Days on market

Built 2023 6,599 sqft lot $139/sqft · 26% below area Est $282k · 26% under $30/mo HOA · 2% of rent ↓ 22% since listing

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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 +7.0/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

Key facts

• Fenced home
• Pantry
• Dual vanities

Tags

• FENCED HOME
• DUAL VANITIES
• GRANITE COUNTER TOP
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (21.1% below list).
• Recommended offer: $155k (25.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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); 605 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $32k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,622 (25.7% 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 103 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 10.6

CMA / ARV

• ARV (median comp): $282,033
• List price: $208,000
• Delta: -26.25%
• 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
2114 Gadwall Dr	0.11mi	3/2.0	1,586 (+6%)	2mo	$235,900	$149	83
1805 Bee Creek Loop	0.31mi	3/2.0	1,549 (+3%)	4mo	$219,900	$142	77
2310 Bee Creek Dr	0.43mi	3/2.0	1,501 (+0%)	4mo	$283,005	$189	76
2507 Pintail Loop	0.19mi	3/2.0	1,336 (-11%)	2mo	$239,500	$179	71
2377 Bee Creek Dr	0.42mi	3/2.0	1,415 (-6%)	2mo	$253,135	$179	69
2306 Boyd Dr	0.57mi	4/2.0 (+1)	1,518 (+1%)	1mo	$242,000	$159	66
2350 Bee Creek Dr	0.43mi	4/2.0 (+1)	1,612 (+8%)	3mo	$260,925	$162	60
2301 Jake Dr	0.55mi	3/2.0	1,620 (+8%)	3mo	$215,000	$133	58
3069 Creekside Hills Blvd	0.50mi	4/2.0 (+1)	1,612 (+8%)	2mo	$279,855	$174	58
2220 Bee Creek Dr	0.39mi	4/2.0 (+1)	1,665 (+11%)	3mo	$266,005	$160	56
2446 Bee Creek Dr	0.51mi	4/2.0 (+1)	1,665 (+11%)	3mo	$264,185	$159	50
2008 Griffin Dr	0.72mi	4/2.0 (+1)	1,628 (+8%)	3mo	$239,000	$147	45

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: -30.8%
• Equity multiple: 0.01×
• Total profit: $-57,636
• Equity at exit: $31,013

10-year hold

• IRR: -57.1%
• Equity multiple: -0.60×
• Total profit: $-93,056
• Equity at exit: $17,984

Cash invested: $58,240 (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: 605
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$391 /mo · $4,698/yr
• Insurance: −$87
• HOA: −$30
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-302

Break-even live

Break-even rent $2,024

Max offer price $154,622

Occupancy floor —

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2374 Bufflehead Dr Copperas Cove, TX	3.0	2.0	1500	$1,700	$1.13	21d	1	0.05mi
2569 Merganser Dr Copperas Cove, TX	4.0	2.0	2032	$2,200	$1.08	44d	1	0.11mi
2353 Aylesbury Dr Copperas Cove, TX	3.0	2.0	1586	$1,800	$1.13	14d	1	0.11mi
2332 Pintail Loop Copperas Cove, TX	3.0	2.0	1586	$1,800	$1.13	14d	1	0.16mi
1812 Bee Creek Loop Copperas Cove, TX	3.0	2.0	1586	$1,799	$1.13	14d	1	0.27mi
2338 Wigeon Way Copperas Cove, TX	3.0	2.0	1336	$1,625	$1.22	21d	1	0.27mi
2032 Mallard Ct Copperas Cove, TX	4.0	3.0	1979	$1,895	$0.96	14d	1	0.33mi
1808 Bryce Ct Copperas Cove, TX	3.0	2.0	1550	$1,695	$1.09	23d	1	0.45mi
1806 Bryce Ct Copperas Cove, TX	4.0	2.0	1762	$1,700	$0.96	23d	1	0.46mi
2706 Ashley Dr Copperas Cove, TX	3.0	2.0	1204	$1,200	$1.00	44d	1	0.54mi
2107 Gail Dr Copperas Cove, TX	4.0	2.0	1760	$1,675	$0.95	23d	1	0.62mi
2905 Markos Dr Copperas Cove, TX	4.0	2.0	1530	$1,650	$1.08	44d	1	0.65mi
1146 Lindsey Dr Unit B Copperas Cove, TX	3.0	2.0	1174	$1,350	$1.15	44d	1	0.72mi
1227 Lexington Dr Unit A Copperas Cove, TX	3.0	2.0	1285	$1,400	$1.09	23d	1	0.77mi
2102 Coy Dr Copperas Cove, TX	3.0	2.0	1850	$1,700	$0.92	44d	1	0.78mi
2001 Matt Dr Copperas Cove, TX	3.0	2.0	1782	$1,650	$0.93	21d	1	0.78mi
2914 Starlight Dr Unit B Copperas Cove, TX	3.0	2.0	1146	$2,395	$2.09	44d	1	0.84mi
2921 Starlight Dr Unit B Copperas Cove, TX	3.0	2.0	1110	$1,225	$1.10	44d	1	0.90mi
1904 Mike Dr Copperas Cove, TX	3.0	2.0	2054	$1,850	$0.90	44d	1	0.91mi
1230 Lehmann Dr Unit A Copperas Cove, TX	3.0	2.0	1215	$1,400	$1.15	23d	1	0.92mi
1246 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1219	$1,350	$1.11	14d	1	0.92mi
2915 Sunflower Trl Unit B Copperas Cove, TX	3.0	2.0	1146	$1,200	$1.05	44d	1	0.92mi
1254 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1219	$1,350	$1.11	44d	1	0.94mi
1254 Lehmann Dr Copperas Cove, TX	3.0	2.0	1219	$1,450	$1.19	44d	1	0.94mi
1254 Lehmann Unit A Copperas Cove, TX	3.0	2.0	1215	$1,350	$1.11	23d	1	0.94mi
1226 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1215	$1,500	$1.23	14d	1	0.94mi
1258 Lehmann Unit A Copperas Cove, TX	3.0	2.0	1219	$1,400	$1.15	23d	1	0.95mi
1227 Concord Dr Unit B Copperas Cove, TX	3.0	2.0	1200	$1,350	$1.12	44d	1	0.97mi
1261 Lehmann Copperas Cove, TX	3.0	2.0	1215	$1,350	$1.11	23d	1	0.97mi
1265 Lehmann Copperas Cove, TX	3.0	2.0	1500	$1,400	$0.93	44d	1	0.98mi
1209 Lehmann Copperas Cove, TX	3.0	2.0	1200	$1,395	$1.16	44d	1	0.99mi
1277 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1250	$1,500	$1.20	44d	1	1.01mi
1277 Lehmann Dr Unit B Copperas Cove, TX	3.0	2.0	1250	$1,500	$1.20	23d	1	1.01mi
302 Bronc Dr Copperas Cove, TX	3.0	2.0	1208	$1,295	$1.07	44d	1	1.03mi
1301 Concord Dr Unit B Copperas Cove, TX	3.0	2.0	1214	$1,300	$1.07	23d	1	1.04mi
217 Janelle Dr Copperas Cove, TX	2.0	2.0	1115	$1,100	$0.99	23d	1	1.08mi
217 Janelle Dr Unit B Copperas Cove, TX	2.0	2.0	1115	$995	$0.89	14d	1	1.08mi
208 Janelle Dr Unit A Copperas Cove, TX	3.0	2.0	1180	$1,125	$0.95	44d	1	1.13mi
604 Redbud Dr Copperas Cove, TX	3.0	2.0	1187	$1,395	$1.18	44d	1	1.14mi
331 Janelle Dr Unit A Copperas Cove, TX	3.0	2.0	1080	$1,125	$1.04	44d	1	1.15mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 28 events

1. 2026-05-06
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

2. 2026-04-28
   price $208,000 241-char remark

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

3. 2026-03-25
   price $218,900 241-char remark

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

4. 2026-02-25
   price

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

5. 2026-02-25
   price $229,500 241-char remark

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

6. 2026-01-28
   listed Active
7. 2026-01-23
   listed $239,500 Active 241-char remark

   Show marketing remark (241 chars)

   Retreat to a perfect setting in this magnificent 3BR/2BA single-level. Entertain with savoir faire in this nicely-kept, fenced home. Extraordinary residence where the good life flourishes. Dual vanities, handsome granite counter top, pantry.

8. 2023-10-30
   soldstatus Closed
9. 2023-10-03
   historical Active Under Contract
10. 2023-10-03
    status Pending
11. 2023-09-26
    price $261,005
12. 2023-09-26
    price $261,005
13. 2023-08-18
    price $284,195
14. 2023-08-18
    price $284,195
15. 2023-08-04
    price $282,195
16. 2023-08-04
    price $282,195
17. 2023-07-21
    price $278,195
18. 2023-07-21
    price $278,195
19. 2023-07-14
    price $276,195
20. 2023-07-14
    price $276,195
21. 2023-06-02
    price $274,195
22. 2023-06-02
    price $274,195
23. 2023-05-26
    price $271,195
24. 2023-05-26
    price $271,195
25. 2023-05-12
    price $269,195
26. 2023-05-12
    price $269,195
27. 2023-05-11
    listed $267,195 Active
28. 2023-05-10
    listed $267,195 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: $4,698 · $391/mo
• Projected year-2 tax: $4,698 · $391/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 ≥107°F today · 22 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: $19,698
• − Mortgage interest: −$11,651
• − Property taxes: −$4,698
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$360
• − Depreciation: −$6,051
• Taxable loss: −$7,254
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-1,885/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

-22.2% since first listed

28 events — show timeline

• 2026-05-06 Pending — CTXMLS
• 2026-04-28 Price Changed $208,000 CTXMLS
• 2026-03-25 Price Changed $218,900 CTXMLS
• 2026-02-25 Price Changed — Unlock MLS
• 2026-02-25 Price Changed $229,500 CTXMLS
• 2026-01-28 Listed — Unlock MLS
• 2026-01-23 Listed $239,500 CTXMLS
• 2023-10-30 Sold (MLS) — Unlock MLS
• 2023-10-03 Contingent — Unlock MLS
• 2023-10-03 Pending — CTXMLS
• 2023-09-26 Price Changed $261,005 Unlock MLS
• 2023-09-26 Price Changed $261,005 CTXMLS
• 2023-08-18 Price Changed $284,195 Unlock MLS
• 2023-08-18 Price Changed $284,195 CTXMLS
• 2023-08-04 Price Changed $282,195 Unlock MLS
• 2023-08-04 Price Changed $282,195 CTXMLS
• 2023-07-21 Price Changed $278,195 Unlock MLS
• 2023-07-21 Price Changed $278,195 CTXMLS
• 2023-07-14 Price Changed $276,195 CTXMLS
• 2023-07-14 Price Changed $276,195 Unlock MLS
• 2023-06-02 Price Changed $274,195 Unlock MLS
• 2023-06-02 Price Changed $274,195 CTXMLS
• 2023-05-26 Price Changed $271,195 Unlock MLS
• 2023-05-26 Price Changed $271,195 CTXMLS
• 2023-05-12 Price Changed $269,195 Unlock MLS
• 2023-05-12 Price Changed $269,195 CTXMLS
• 2023-05-11 Listed $267,195 Unlock MLS
• 2023-05-10 Listed $267,195 CTXMLS

Property tax history

+159.4%/yr

Latest (2025): $4,698 · +0.2% YoY. Source: county tax records.