902 Mary St · Copperas Cove, TX 76522

$115,000

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 68 Days on market

Built 1962 9,792 sqft lot $78/sqft · 16% below area Est $136k · 16% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +14.5/15.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• 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

Memories start here. Want peace of mind? Welcome to a great opportunity to achieve it! 3-bedroom, 1-bathroom home with a 1-oversized side entry carport. This traditional-style home is perfect for first-time homebuyers or savvy investors looking to expand their portfolio. Property is in a mature neighborhood and has a front stone finish that adds a unique and charming look to the home. It offers an eat-in kitchen large family room with fireplace and wood privacy fence around the backyard. Carpeting flooring. Come see for yourself and imagine the possibilities this home has to offer! You can't go wrong at this price!

Key facts

• Oversized yard
• 9,792 sq ft lot
• 2 parking spots

Tags

• OVERSIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $136,354
• List price: $115,000
• Delta: -15.66%
• 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
609 S 11th St	0.24mi	2/1.0 (-1)	1,464 (-0%)	3mo	$83,000	$57	80
802 S 23rd St	0.49mi	3/1.5	1,506 (+2%)	1mo	$93,730	$62	70
208 N 2nd St	0.66mi	3/2.0	1,476 (+0%)	2mo	$160,000	$108	63
1107 Deorsam Dr	0.63mi	3/2.0	1,485 (+1%)	5mo	$172,200	$116	61
1001 Gilmore St	0.47mi	3/2.0	1,575 (+7%)	4mo	$167,000	$106	59
2110 Terrace Dr	0.74mi	3/1.0	1,377 (-6%)	4mo	$165,000	$120	52
910 Leonhard St	0.50mi	4/1.0 (+1)	1,287 (-12%)	1mo	$125,000	$97	50
902 Holly St	0.63mi	3/2.0	1,606 (+9%)	4mo	$115,000	$72	48
904 Randa St	0.59mi	4/2.0 (+1)	1,638 (+11%)	4mo	$234,000	$143	41
1602 Phyllis Dr	0.68mi	4/2.0 (+1)	1,623 (+10%)	1mo	$135,000	$83	41
2004 Veterans Ave	0.62mi	4/1.5 (+1)	1,286 (-12%)	3mo	$160,000	$124	40
1303 Little St	0.69mi	3/2.0	1,258 (-14%)	1mo	$175,000	$139	39

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-16,411
• Equity at exit: $17,147

10-year hold

• IRR: -12.7%
• Equity multiple: 0.36×
• Total profit: $-20,482
• Equity at exit: $9,943

Cash invested: $32,200 (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: 608
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$603
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $90

Break-even live

Break-even rent $1,110

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $155	-5% $123	+0% $90	+5% $58	+10% $25
Rent	-10% $-7	-5% $42	+0% $90	+5% $139	+10% $187
Rate	-1.0pp $148	-0.5pp $119	base $90	+0.5pp $60	+1.0pp $30

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	44d	1	0.01mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	44d	1	0.05mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	24d	1	0.08mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	44d	1	0.10mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	44d	1	0.14mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	44d	1	0.21mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	44d	1	0.22mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	44d	1	0.25mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	24d	1	0.26mi
915 S 15th St Copperas Cove, TX	3.0	2.0	1008	$850	$0.84	14d	1	0.29mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	44d	1	0.31mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	24d	1	0.34mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	44d	1	0.38mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	24d	1	0.41mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	44d	1	0.41mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	44d	1	0.42mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	44d	1	0.42mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	44d	1	0.42mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	44d	1	0.42mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	44d	1	0.49mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	14d	12	0.50mi
1208 S 19th St Copperas Cove, TX	3.0	1.5	1010	$1,525	$1.51	24d	1	0.50mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	0.54mi
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	44d	1	0.55mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	22d	1	0.60mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	44d	1	0.60mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	44d	1	0.62mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	24d	1	0.64mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	44d	1	0.66mi
1007 S 29th St Copperas Cove, TX	3.0	2.0	1176	$1,400	$1.19	14d	1	0.68mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	44d	1	0.77mi
1008 S 31st St Copperas Cove, TX	3.0	2.0	1350	$1,145	$0.85	14d	1	0.78mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	14d	1	0.81mi
204 South Dr Unit A Copperas Cove, TX	2.0	1.0	895	$999	$1.12	44d	1	0.82mi
309 Myra Lou Ave Copperas Cove, TX	3.0	2.0	1269	$1,125	$0.89	44d	1	0.83mi
604 N Main St Apt C Copperas Cove, TX	2.0	1.5	1000	$750	$0.75	44d	1	0.89mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	0.89mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	44d	1	0.91mi
204 W Truman Ave Unit D Copperas Cove, TX	2.0	1.0	895	$800	$0.89	44d	1	0.93mi
105 E Reagan Ave Copperas Cove, TX	2.0	1.0	1758	$675	$0.38	44d	1	0.94mi

Listing history 34 events

1. 2026-06-21
   days on market $115,000 Active 68 DOM
2. 2026-06-18
   days on market $115,000 Active 65 DOM
3. 2026-06-17
   pricedays on market $115,000 Active 64 DOM
4. 2026-06-16
   days on market $125,000 Active 63 DOM
5. 2026-06-15
   days on market $125,000 Active 62 DOM
6. 2026-06-14
   days on market $125,000 Active 60 DOM
7. 2026-06-13
   days on market $125,000 Active 59 DOM
8. 2026-06-10
   days on market $125,000 Active 57 DOM
9. 2026-06-09
   days on market $125,000 Active 56 DOM
10. 2026-06-08
    days on market $125,000 Active 55 DOM
11. 2026-06-07
    days on market $125,000 Active 54 DOM
12. 2026-06-05
    days on market $125,000 Active 51 DOM
13. 2026-06-03
    days on market $125,000 Active 50 DOM
14. 2026-06-02
    days on market $125,000 Active 49 DOM
15. 2026-06-01
    days on market $125,000 Active 48 DOM
16. 2026-05-31
    days on market $125,000 Active 47 DOM
17. 2026-05-30
    days on market $125,000 Active 46 DOM
18. 2026-05-16
    price $125,000 622-char remark

    Show marketing remark (622 chars)

    Memories start here. Want peace of mind? Welcome to a great opportunity to achieve it! 3-bedroom, 1-bathroom home with a 1-oversized side entry carport. This traditional-style home is perfect for first-time homebuyers or savvy investors looking to expand their portfolio. Property is in a mature neighborhood and has a front stone finish that adds a unique and charming look to the home. It offers an eat-in kitchen large family room with fireplace and wood privacy fence around the backyard. Carpeting flooring. Come see for yourself and imagine the possibilities this home has to offer! You can't go wrong at this price!

19. 2026-04-14
    listed $135,000 Active 622-char remark

    Show marketing remark (622 chars)

    Memories start here. Want peace of mind? Welcome to a great opportunity to achieve it! 3-bedroom, 1-bathroom home with a 1-oversized side entry carport. This traditional-style home is perfect for first-time homebuyers or savvy investors looking to expand their portfolio. Property is in a mature neighborhood and has a front stone finish that adds a unique and charming look to the home. It offers an eat-in kitchen large family room with fireplace and wood privacy fence around the backyard. Carpeting flooring. Come see for yourself and imagine the possibilities this home has to offer! You can't go wrong at this price!

20. 2022-10-11
    soldstatus
21. 2022-09-16
    status Pending
22. 2022-09-15
    status Active
23. 2022-09-14
    status Pending
24. 2022-09-12
    status Active
25. 2022-09-08
    status Pending
26. 2022-08-28
    status Active
27. 2022-08-13
    status Pending
28. 2022-08-04
    price $159,000
29. 2022-07-22
    price $165,000
30. 2022-07-08
    price $172,000
31. 2022-06-21
    listed $175,000 Active
32. 2022-06-08
    soldstatus
33. 2015-05-28
    soldstatus
34. 2015-03-23
    listed $79,900

ⓘ 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: $2,714 · $226/mo
• Projected year-2 tax: $2,714 · $226/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 ≥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: $14,694
• − Mortgage interest: −$6,442
• − Property taxes: −$2,714
• − Insurance: −$575
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,345
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,258/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

+56.4% since first listed

17 events — show timeline

• 2026-05-16 Price Changed $125,000 CTXMLS
• 2026-04-14 Listed $135,000 CTXMLS
• 2022-10-11 Sold (Public Records) — Public Records
• 2022-09-16 Pending — CTXMLS
• 2022-09-15 Relisted — CTXMLS
• 2022-09-14 Pending — CTXMLS
• 2022-09-12 Relisted — CTXMLS
• 2022-09-08 Pending — CTXMLS
• 2022-08-28 Relisted — CTXMLS
• 2022-08-13 Pending — CTXMLS
• 2022-08-04 Price Changed $159,000 CTXMLS
• 2022-07-22 Price Changed $165,000 CTXMLS
• 2022-07-08 Price Changed $172,000 CTXMLS
• 2022-06-21 Listed $175,000 CTXMLS
• 2022-06-08 Sold (Public Records) — Public Records
• 2015-05-28 Sold (Public Records) — Public Records
• 2015-03-23 Listed $79,900 CTXMLS

Property tax history

+5.1%/yr

Latest (2025): $2,714 · +1.1% YoY. Source: county tax records.