104 E Reagan Ave · Copperas Cove, TX 76522

$105,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 27 Days on market

Built 1976 8,624 sqft lot Est $194k · 46% under ↓ 9% since listing

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• 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

Investor opportunity in the heart of Copperas Cove! This 3-bedroom, 1.5-bath home offers strong potential for investors, flippers, or buyers looking to add value. Featuring a functional layout, spacious living areas, and a large lot, this property is ready for your vision and updates. Conveniently located near schools, shopping, dining, and Fort Hood. Whether you are looking to renovate and resell, add to your rental portfolio, or create a long term investment, this property presents an excellent opportunity with plenty of upside potential. Being sold as-is.

Key facts

• Large lot
• Functional layout
• 8,624 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• LARGE LOT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Public water; Public trash collection
• Home design: Single-story; Resale property
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Year built source: Assessor
• Exterior features: Back yard fencing; City lot; Less than quarter acre; Public-maintained road

Interior

• Kitchen: Gas range
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Breakfast area
• Laundry & utility: Laundry in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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, 56% chance of damaging wind over 30y; moderate 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $194,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 N 4th St	0.23mi	3/2.0	1,253 (-6%)	3mo	$188,000	$150	77
102 E Blancas Dr	0.40mi	3/2.0	1,344 (+1%)	3mo	$250,000	$186	77
1014 N 4th St	0.32mi	3/2.0	1,263 (-5%)	1mo	$186,000	$147	76
907 Hackberry St	0.23mi	3/2.0	1,212 (-9%)	0mo	$185,000	$153	74
112 W Hogan Dr	0.39mi	3/2.0	1,407 (+6%)	0mo	$195,000	$139	72
1009 N 4th St	0.28mi	3/2.0	1,222 (-8%)	2mo	$173,000	$142	71
208 N 2nd St	0.24mi	3/2.0	1,476 (+11%)	2mo	$160,000	$108	69
501 Geri Dr	0.57mi	3/2.0	1,300 (-2%)	5mo	$170,000	$131	65
304 E Hogan Dr	0.52mi	3/2.5	1,397 (+5%)	2mo	$188,000	$135	64
918 Marilyn Dr	0.69mi	3/2.0	1,434 (+8%)	0mo	$190,000	$132	55
612 N 13th St	0.59mi	3/1.5	1,152 (-14%)	2mo	$168,350	$146	46
1202 Dryden Ave	0.72mi	3/1.5	1,142 (-14%)	2mo	$180,000	$158	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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-11,341
• Equity at exit: $15,656

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-11,435
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$551
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $143

Break-even live

Break-even rent $1,017

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 N Main St Apt C Copperas Cove, TX	2.0	1.5	1000	$750	$0.75	43d	1	0.02mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	43d	1	0.02mi
105 E Reagan Ave Copperas Cove, TX	2.0	1.0	1758	$675	$0.38	43d	1	0.03mi
204 W Truman Ave Unit D Copperas Cove, TX	2.0	1.0	895	$800	$0.89	43d	1	0.14mi
806 N 3rd St Unit A Copperas Cove, TX	3.0	2.0	1130	$1,150	$1.02	43d	1	0.27mi
906 Tanner Rd Copperas Cove, TX	3.0	2.0	1725	$1,550	$0.90	13d	1	0.35mi
204 South Dr Unit A Copperas Cove, TX	2.0	1.0	895	$999	$1.12	43d	1	0.40mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	21d	1	0.44mi
211 E Hogan Dr Copperas Cove, TX	3.0	2.0	1372	$1,400	$1.02	13d	1	0.45mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	43d	1	0.45mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	43d	1	0.47mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	23d	1	0.49mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	43d	1	0.49mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	43d	1	0.49mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	43d	1	0.57mi
401 E Hogan Dr Copperas Cove, TX	3.0	2.0	1826	$1,475	$0.81	43d	1	0.57mi
403 E Hogan Dr Copperas Cove, TX	4.0	2.0	1492	$1,675	$1.12	23d	1	0.59mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	43d	1	0.63mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	43d	1	0.68mi
910 Hill St Copperas Cove, TX	3.0	1.0	1036	$995	$0.96	23d	1	0.71mi
1204 Dryden Ave Copperas Cove, TX	3.0	2.0	1156	$1,100	$0.95	43d	1	0.75mi
1005 Phil Ave Copperas Cove, TX	3.0	1.0	1026	$1,025	$1.00	43d	1	0.78mi
820 Michelle Dr Copperas Cove, TX	3.0	2.0	1053	$1,095	$1.04	23d	1	0.79mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	43d	1	0.79mi
848 Michelle Dr Copperas Cove, TX	3.0	2.0	1120	$1,195	$1.07	13d	1	0.82mi
833 Michelle Dr Copperas Cove, TX	3.0	2.0	1200	$1,325	$1.10	13d	1	0.82mi
803 Michelle Dr Copperas Cove, TX	3.0	1.5	1026	$1,000	$0.97	43d	1	0.82mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	13d	1	0.83mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	23d	1	0.84mi
808 Mary St Copperas Cove, TX	3.0	1.0	1028	$1,300	$1.26	43d	1	0.86mi
611 N 21st St Copperas Cove, TX	3.0	2.0	1128	$1,250	$1.11	13d	1	0.87mi
904 Mary St Copperas Cove, TX	3.0	2.0	1041	$1,052	$1.01	43d	1	0.90mi
1517 Dryden Ave Copperas Cove, TX	3.0	2.0	1841	$1,800	$0.98	13d	1	0.90mi
1002 W Avenue B Unit B Copperas Cove, TX	2.0	2.0	1842	$975	$0.53	43d	1	0.94mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	23d	1	0.94mi
308 Creek St Unit A Copperas Cove, TX	2.0	1.5	978	$875	$0.89	43d	1	0.96mi
1004 S 3rd St Copperas Cove, TX	3.0	1.0	940	$950	$1.01	23d	1	0.98mi
1010 Georgetown Rd Copperas Cove, TX	3.0	1.0	1018	$995	$0.98	43d	1	0.99mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	23d	1	1.01mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	43d	1	1.03mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 27 DOM
2. 2026-06-17
   days on market $105,000 Active 26 DOM
3. 2026-06-16
   days on market $105,000 Active 25 DOM
4. 2026-06-15
   days on market $105,000 Active 24 DOM
5. 2026-06-14
   days on market $105,000 Active 22 DOM
6. 2026-06-13
   days on market $105,000 Active 21 DOM
7. 2026-06-10
   days on market $105,000 Active 19 DOM
8. 2026-06-09
   days on market $105,000 Active 18 DOM
9. 2026-06-08
   days on market $105,000 Active 17 DOM
10. 2026-06-07
    days on market $105,000 Active 16 DOM
11. 2026-06-05
    days on market $105,000 Active 13 DOM
12. 2026-06-03
    days on market $105,000 Active 12 DOM
13. 2026-06-02
    days on market $105,000 Active 11 DOM
14. 2026-06-01
    days on market $105,000 Active 10 DOM
15. 2026-05-31
    days on market $105,000 Active 9 DOM
16. 2026-05-30
    days on market $105,000 Active 8 DOM
17. 2026-05-20
    listed $105,000 Active
18. 2022-10-14
    soldstatus
19. 2022-08-19
    historical
20. 2022-08-16
    status Active
21. 2022-08-10
    status Pending
22. 2022-08-04
    listed $110,000 Active
23. 2022-05-18
    soldstatus
24. 2022-05-03
    status Pending
25. 2022-04-26
    price $100,000
26. 2022-03-21
    listed $115,000 Active
27. 2018-10-12
    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: $2,507 · $209/mo
• Projected year-2 tax: $2,507 · $209/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 ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $14,377
• − Mortgage interest: −$5,882
• − Property taxes: −$2,507
• − Insurance: −$525
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,055
• Taxable income: $108
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,692/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

-8.7% since first listed

11 events — show timeline

• 2026-05-20 Listed $105,000 CTXMLS
• 2022-10-14 Sold (Public Records) — Public Records
• 2022-08-19 Listing Removed — CTXMLS
• 2022-08-16 Relisted — CTXMLS
• 2022-08-10 Pending — CTXMLS
• 2022-08-04 Listed $110,000 CTXMLS
• 2022-05-18 Sold (Public Records) — Public Records
• 2022-05-03 Pending — CTXMLS
• 2022-04-26 Price Changed $100,000 CTXMLS
• 2022-03-21 Listed $115,000 CTXMLS
• 2018-10-12 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,507 · +11.4% YoY. Source: county tax records.