1602 Pleasant Ln · Copperas Cove, TX 76522

$149,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 130 Days on market

Built 1974 0.30 ac lot $142/sqft · 16% below area Est $178k · 16% 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 +14.8/15.0
• Cash flow +8.8/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1602 Pleasant Ln, a home that boasts a brand new roof, ensuring durability and peace of mind for years to come. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch to the space. Step outside to enjoy the patio, perfect for entertaining or simply relaxing on a sunny afternoon. The property also features a fenced-in backyard, providing privacy and a space for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own.

Key facts

• Patio
• Fenced-in backyard
• New roof

Tags

• NEW ROOF
• STAINLESS STEEL APPLIANCES
• PATIO
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.3% below list).
• Recommended offer: $119k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $21k (12%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,825 (20.3% 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 130 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 0.80% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (median comp): $177,766
• List price: $149,000
• Delta: -16.18%
• 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
2002 Wanda St	0.40mi	3/1.5	1,050 (0%)	6mo	$179,000	$170	74
914 Edwards St	0.25mi	3/2.0	1,149 (+9%)	3mo	$179,800	$156	70
1102 S 3rd St	0.58mi	3/2.0	1,039 (-1%)	2mo	$115,000	$111	69
506 Veterans Ave	0.63mi	3/1.0	1,034 (-2%)	3mo	$150,000	$145	62
1904 Miles St	0.43mi	3/1.5	1,138 (+8%)	5mo	$149,000	$131	60
714 Mickan St	0.61mi	3/1.0	1,008 (-4%)	1mo	$97,800	$97	60
1211 S 13th St	0.65mi	3/2.0	1,118 (+6%)	4mo	$117,000	$105	56
708 Shady Ln	0.64mi	3/1.5	1,104 (+5%)	8mo	$107,500	$97	53
1002 S 7th St	0.70mi	3/2.0	1,122 (+7%)	4mo	$62,000	$55	52
903 Bluff Dr	0.63mi	3/2.0	1,149 (+9%)	5mo	$155,000	$135	51
2314 Bernice Cir	0.65mi	3/2.0	1,180 (+12%)	8mo	$170,000	$144	43
401 Veterans Ave	0.73mi	2/1.0 (-1)	912 (-13%)	2mo	$98,000	$107	33

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: -25.7%
• Equity multiple: 0.15×
• Total profit: $-35,390
• Equity at exit: $22,216

10-year hold

• IRR: -36.3%
• Equity multiple: -0.30×
• Total profit: $-54,169
• Equity at exit: $12,883

Cash invested: $41,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$781
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-122

Break-even live

Break-even rent $1,343

Max offer price $127,363

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-80	+0% $-122	+5% $-165	+10% $-207
Rent	-10% $-216	-5% $-169	+0% $-122	+5% $-76	+10% $-29
Rate	-1.0pp $-47	-0.5pp $-85	base $-122	+0.5pp $-161	+1.0pp $-200

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	14d	12	0.21mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	14d	1	0.28mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	44d	1	0.29mi
307 Sunset Ln Unit 6 Copperas Cove, TX	2.0	1.0	800	$650	$0.81	44d	1	0.40mi
307 Sunset Ln Unit 4 Copperas Cove, TX	2.0	1.0	754	$700	$0.93	14d	1	0.40mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	0.41mi
305 Horseshoe Dr Copperas Cove, TX	2.0	1.0	850	$850	$1.00	44d	1	0.50mi
610 Casa Dr Copperas Cove, TX	2.0	1.0	750	$895	$1.19	14d	1	0.51mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	44d	1	0.52mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	24d	1	0.56mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	44d	1	0.58mi
624 Sunset Ln Unit B Copperas Cove, TX	2.0	1.0	710	$600	$0.85	14d	1	0.58mi
1107 Tyler Dr Copperas Cove, TX	3.0	2.0	1409	$1,500	$1.06	44d	1	0.58mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	44d	1	0.60mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	24d	1	0.61mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	44d	1	0.61mi
606 Westview Cir Unit B Copperas Cove, TX	2.0	1.0	715	$700	$0.98	22d	1	0.61mi
2313 Bernice Cir Copperas Cove, TX	4.0	2.0	1492	$1,650	$1.11	44d	1	0.63mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	24d	1	0.63mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	44d	1	0.64mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	24d	1	0.67mi
410 Veterans Ave Unit 5 Copperas Cove, TX	2.0	1.0	800	$750	$0.94	44d	1	0.68mi
1008 S 9th St Unit B Copperas Cove, TX	2.0	1.0	796	$700	$0.88	44d	1	0.71mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	44d	1	0.71mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	44d	1	0.74mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	44d	1	0.74mi
208 Veterans Ave Unit 106 Copperas Cove, TX	2.0	1.0	829	$650	$0.78	24d	1	0.80mi
977 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	44d	1	0.81mi
983 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	44d	1	0.82mi
2619 Phyllis Dr Copperas Cove, TX	3.0	2.0	1293	$1,000	$0.77	45d	1	0.82mi
1208 S 19th St Copperas Cove, TX	3.0	1.5	1010	$1,525	$1.51	24d	1	0.83mi
1016 Cline Dr Unit B Copperas Cove, TX	3.0	2.5	1371	$1,450	$1.06	14d	1	0.83mi
1708 Castroville Trl Unit 1708 B Castroville Copperas Cove, TX	2.0	2.5	1282	$1,375	$1.07	14d	1	0.84mi
1007 Cline Dr Unit A Copperas Cove, TX	3.0	2.0	1150	$1,450	$1.26	44d	1	0.85mi
1713 Castroville Trl Unit B Copperas Cove, TX	3.0	2.0	1242	$1,300	$1.05	44d	1	0.86mi
1208 Urbantke Ct Unit 10 Copperas Cove, TX	2.0	1.0	758	$595	$0.78	24d	1	0.86mi
1208 Urbantke Ct Unit 6 Copperas Cove, TX	2.0	1.0	758	$695	$0.92	44d	1	0.86mi
915 S 15th St Copperas Cove, TX	3.0	2.0	1008	$850	$0.84	14d	1	0.86mi
1802 Montell St Unit A Copperas Cove, TX	3.0	2.0	1334	$1,299	$0.97	44d	1	0.87mi
101 Meggs St Unit F Copperas Cove, TX	2.0	1.0	725	$695	$0.96	44d	1	0.88mi

Listing history 26 events

1. 2026-06-09
   status $149,000 Pending 130 DOM
2. 2026-06-08
   days on market $149,000 Active 130 DOM
3. 2026-06-07
   days on market $149,000 Active 129 DOM
4. 2026-06-05
   pricedays on market $149,000 Active 126 DOM
5. 2026-06-03
   days on market $154,000 Active 125 DOM
6. 2026-06-02
   days on market $154,000 Active 124 DOM
7. 2026-06-01
   days on market $154,000 Active 123 DOM
8. 2026-05-31
   days on market $154,000 Active 122 DOM
9. 2026-05-30
   days on market $154,000 Active 121 DOM
10. 2026-05-07
    price $154,000 526-char remark

    Show marketing remark (526 chars)

    Welcome to 1602 Pleasant Ln, a home that boasts a brand new roof, ensuring durability and peace of mind for years to come. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch to the space. Step outside to enjoy the patio, perfect for entertaining or simply relaxing on a sunny afternoon. The property also features a fenced-in backyard, providing privacy and a space for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own.

11. 2026-04-16
    price $160,000 526-char remark

    Show marketing remark (526 chars)

    Welcome to 1602 Pleasant Ln, a home that boasts a brand new roof, ensuring durability and peace of mind for years to come. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch to the space. Step outside to enjoy the patio, perfect for entertaining or simply relaxing on a sunny afternoon. The property also features a fenced-in backyard, providing privacy and a space for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own.

12. 2026-02-26
    price $165,000 526-char remark

    Show marketing remark (526 chars)

    Welcome to 1602 Pleasant Ln, a home that boasts a brand new roof, ensuring durability and peace of mind for years to come. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch to the space. Step outside to enjoy the patio, perfect for entertaining or simply relaxing on a sunny afternoon. The property also features a fenced-in backyard, providing privacy and a space for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own.

13. 2026-01-29
    listed $170,000 Active 526-char remark

    Show marketing remark (526 chars)

    Welcome to 1602 Pleasant Ln, a home that boasts a brand new roof, ensuring durability and peace of mind for years to come. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch to the space. Step outside to enjoy the patio, perfect for entertaining or simply relaxing on a sunny afternoon. The property also features a fenced-in backyard, providing privacy and a space for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own.

14. 2026-01-15
    soldstatus
15. 2022-07-12
    historical
16. 2022-07-12
    historical
17. 2022-07-06
    status Active
18. 2022-06-27
    status Pending
19. 2022-06-23
    listed $200,000 Active
20. 2022-06-23
    listed $200,000
21. 2018-10-24
    soldstatus
22. 2018-09-06
    listed $74,900
23. 2014-12-04
    soldstatus
24. 2014-07-22
    listed $59,900
25. 2014-06-30
    historical
26. 2013-11-26
    listed $59,900

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$114/yr (+$9/mo · 4.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 25 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: $14,259
• − Mortgage interest: −$8,346
• − Property taxes: −$2,613
• − Insurance: −$745
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,335
• Taxable loss: −$4,061
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $-495/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

+157.1% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $154,000 CTXMLS
• 2026-04-16 Price Changed $160,000 CTXMLS
• 2026-02-26 Price Changed $165,000 CTXMLS
• 2026-01-29 Listed $170,000 CTXMLS
• 2026-01-15 Sold (Public Records) — Public Records
• 2022-07-12 Listing Removed — NTREIS
• 2022-07-12 Listing Removed — CTXMLS
• 2022-07-06 Relisted — CTXMLS
• 2022-06-27 Pending — CTXMLS
• 2022-06-23 Listed $200,000 NTREIS
• 2022-06-23 Listed $200,000 CTXMLS
• 2018-10-24 Sold (Public Records) — Public Records
• 2018-09-06 Listed $74,900 CTXMLS
• 2014-12-04 Sold (Public Records) — Public Records
• 2014-07-22 Listed $59,900 CTXMLS
• 2014-06-30 Listing Removed — CTXMLS
• 2013-11-26 Listed $59,900 CTXMLS

Property tax history

+4.5%/yr

Latest (2025): $2,613 · +3.1% YoY. Source: county tax records.