802 S 23rd St · Copperas Cove, TX 76522

$115,000

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 46 Days on market

Built 1971 8,189 sqft lot Est $172k · 33% under

---

Why this score? — see what drove the B- 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

This 3-bedroom, 1.5-bath home is full of potential and ready for your personal touch! Featuring a spacious den and an additional flex room just off the kitchen—perfect for a playroom, home office, or extra living space—this property offers a versatile layout with great possibilities. The backyard includes a storage shed for added convenience and functionality. Ideal for investors or buyers looking to restore and customize, this home is being sold as-is. As part of an estate, there are no seller’s disclosures available. All furniture and furnishings currently in the home will convey with the sale.

Key facts

• Storage shed
• Flex room
• Spacious den

Tags

• SPACIOUS DEN
• FLEX ROOM
• STORAGE SHED

Property features AI

Exterior

• Parking: Has garage; 1 garage space
• Utilities: Public water; Public trash collection
• Home design: Single-story; Resale property
• Construction: Brick construction; Composition/shingle roof; Pillar/post/pier and slab foundation; Built year sourced from assessor
• Exterior features: Back yard fencing; Exterior storage

Interior

• Kitchen: Water heater
• Bedrooms: Number of bedrooms not provided
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; One cooling unit
• Interior features: Ceiling fan(s); Breakfast area; Tile flooring; Den fireplace
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 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); 55% 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 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $171,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S 23rd St	0.00mi	3/1.5	1,506 (0%)	1mo	$93,730	$62	97
802 S 13th St	0.24mi	3/1.5	1,610 (+7%)	6mo	$190,000	$118	71
609 S 11th St	0.33mi	2/1.0 (-1)	1,464 (-3%)	3mo	$83,000	$57	68
514 S 11th St	0.31mi	2/1.0 (-1)	1,464 (-3%)	6mo	$112,000	$77	67
2115 Urbantke Ln	0.40mi	2/1.5 (-1)	1,397 (-7%)	6mo	$159,900	$114	57
2215 Terrace	0.63mi	3/1.5	1,451 (-4%)	8mo	$209,000	$144	56
2004 Veterans Ave	0.22mi	4/1.5 (+1)	1,286 (-15%)	3mo	$160,000	$124	56
2110 Terrace Dr	0.54mi	3/1.0	1,377 (-9%)	4mo	$165,000	$120	53
2809 Mountain Ave	0.74mi	3/2.0	1,396 (-7%)	0mo	$155,000	$111	53
514 Mary St	0.48mi	3/1.5	1,296 (-14%)	9mo	$49,000	$38	44
505 Curry Ave	0.60mi	3/1.5	1,338 (-11%)	8mo	$77,000	$58	44
605 W Washington Ave	0.73mi	4/2.0 (+1)	1,366 (-9%)	7mo	$200,000	$146	40

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-6,435
• Equity at exit: $17,147

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $64
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$603
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $253

Break-even live

Break-even rent $1,020

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $318	-5% $285	+0% $253	+5% $220	+10% $188
Rent	-10% $147	-5% $200	+0% $253	+5% $306	+10% $359
Rate	-1.0pp $311	-0.5pp $282	base $253	+0.5pp $223	+1.0pp $193

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
806 S 25th St Copperas Cove, TX	3.0	2.0	1400	$1,400	$1.00	45d	1	0.06mi
1006 S 21st St Copperas Cove, TX	4.0	2.0	1445	$1,100	$0.76	45d	1	0.22mi
1005 S 19th St Copperas Cove, TX	3.0	1.5	1356	$1,100	$0.81	45d	1	0.23mi
1007 S 29th St Copperas Cove, TX	3.0	2.0	1176	$1,400	$1.19	15d	1	0.30mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	45d	1	0.32mi
1005 S 11th St Copperas Cove, TX	4.0	2.0	1236	$1,090	$0.88	45d	1	0.37mi
1008 S 31st St Copperas Cove, TX	3.0	2.0	1350	$1,145	$0.85	15d	1	0.38mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	45d	1	0.41mi
309 Myra Lou Ave Copperas Cove, TX	3.0	2.0	1269	$1,125	$0.89	45d	1	0.42mi
1302 S 23rd St Copperas Cove, TX	4.0	1.5	1453	$1,320	$0.91	45d	1	0.42mi
2104 Brantley Ave Copperas Cove, TX	3.0	1.0	1140	$1,495	$1.31	45d	1	0.48mi
504 Highway Ave Unit B Copperas Cove, TX	2.0	1.0	1500	$700	$0.47	45d	1	0.48mi
903 Curry Ave Copperas Cove, TX	3.0	2.5	1285	$1,200	$0.93	24d	1	0.49mi
1201 S 9th St Copperas Cove, TX	3.0	2.0	1172	$1,100	$0.94	24d	1	0.50mi
1204 S 7th St Copperas Cove, TX	3.0	2.0	1202	$1,295	$1.08	45d	1	0.52mi
603 Westview Cir Unit A Copperas Cove, TX	2.0	1.0	1537	$700	$0.46	45d	1	0.54mi
607 Curry Ave Copperas Cove, TX	3.0	1.5	1192	$935	$0.78	24d	1	0.56mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	45d	1	0.59mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	24d	1	0.63mi
1307 Sherry Ln Unit B Copperas Cove, TX	2.0	1.0	1775	$1,299	$0.73	45d	1	0.64mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	45d	1	0.65mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	22d	1	0.65mi
1002 W Avenue B Unit B Copperas Cove, TX	2.0	2.0	1842	$975	$0.53	45d	1	0.71mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	45d	1	0.79mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.89mi
611 N 21st St Copperas Cove, TX	3.0	2.0	1128	$1,250	$1.11	15d	1	0.90mi
614 N 21st St Copperas Cove, TX	3.0	2.0	1683	$1,300	$0.77	24d	1	0.91mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	24d	1	1.03mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	1.05mi
806 N 3rd St Unit A Copperas Cove, TX	3.0	2.0	1130	$1,150	$1.02	45d	1	1.05mi
1217 Craig St Copperas Cove, TX	3.0	2.0	1341	$1,575	$1.17	45d	1	1.06mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	45d	1	1.07mi
1122 Rhonda Lee St Copperas Cove, TX	3.0	2.0	1349	$1,300	$0.96	24d	1	1.09mi
507 Skyline Dr Copperas Cove, TX	3.0	2.0	1889	$2,200	$1.16	45d	1	1.12mi
105 E Reagan Ave Copperas Cove, TX	2.0	1.0	1758	$675	$0.38	45d	1	1.12mi
3004 Sundown Ln Copperas Cove, TX	4.0	2.0	1608	$1,895	$1.18	24d	1	1.13mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	1.23mi
820 Michelle Dr Copperas Cove, TX	3.0	2.0	1053	$1,095	$1.04	24d	1	1.23mi
906 Tanner Rd Copperas Cove, TX	3.0	2.0	1725	$1,550	$0.90	15d	1	1.27mi
805 Stockdale Rd Copperas Cove, TX	3.0	2.0	1501	$1,700	$1.13	15d	1	1.29mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-26
   historical Active Under Contract
3. 2026-03-20
   listed $115,000 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: $1,855 · $155/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$250/yr (+$21/mo · 13.5%)

ⓘ 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 51% 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: $16,076
• − Mortgage interest: −$6,442
• − Property taxes: −$1,855
• − Insurance: −$575
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,345
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,724/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

3 events — show timeline

• 2026-05-05 Pending — CTXMLS
• 2026-04-26 Contingent — CTXMLS
• 2026-03-20 Listed $115,000 CTXMLS

Property tax history

-0.2%/yr

Latest (2025): $1,855 · +11.9% YoY. Source: county tax records.