405 N Main St · Copperas Cove, TX 76522

$88,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 28 Days on market

Built 1952 Est $153k · 42% 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• 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

??PRICE DROP?? ?? 405 N Main St, Copperas Cove, TX ?? 3 Bed | ?? 1 Bath | ?? 1,053 Sq Ft ? Furnished ? Vacant by June 1st ? Livable condition ? Cosmetic value-add opportunity ? Strong upside potential ? Rent for $1,156 ?? Asking: $88,000 OBO ?? Estimated ARV: $155,000 Property is in solid condition but could be updated further to maximize resale value or rental income. Perfect for: • fix & flip • BRRRR strategy • rental investors • first-time investors Assignment of contract. Message for photos, walkthrough, and details. I could also be contacted at [phone]

Key facts

• Garage
• Built 1952
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 lingering (median 44d 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).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Watch-outs: property tax is 2.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.13% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $152,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E Robertson Ave	0.54mi	3/1.0	1,008 (-4%)	1mo	$157,500	$156	67
309 Elm St	0.69mi	3/1.0	1,071 (+2%)	2mo	$99,000	$92	63
110 Kiefer Cir	0.43mi	3/1.5	1,124 (+7%)	6mo	$185,000	$165	62
506 Veterans Ave	0.75mi	3/1.0	1,034 (-2%)	3mo	$150,000	$145	60
707 S 5th St	0.67mi	3/1.0	1,112 (+6%)	1mo	$116,000	$104	59
810 N 19th St	0.72mi	3/1.5	1,056 (+0%)	7mo	$130,000	$123	58
501 Hill St	0.33mi	2/1.0 (-1)	944 (-10%)	7mo	$120,000	$127	57
612 N 13th St	0.53mi	3/1.5	1,152 (+9%)	2mo	$168,350	$146	56
413 W Lincoln Ave	0.27mi	3/2.0	1,200 (+14%)	6mo	$187,000	$156	56
904 N 4th St	0.33mi	2/1.0 (-1)	921 (-12%)	9mo	$148,000	$161	52
401 Veterans Ave	0.64mi	2/1.0 (-1)	912 (-13%)	2mo	$98,000	$107	41
319 Elm St	0.73mi	2/1.0 (-1)	936 (-11%)	7mo	$40,000	$43	36

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: -13.7%
• Equity multiple: 0.53×
• Total profit: $-11,689
• Equity at exit: $13,121

10-year hold

• IRR: -11.4%
• Equity multiple: 0.42×
• Total profit: $-14,197
• Equity at exit: $7,609

Cash invested: $24,640 (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: 7.4×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$461
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $85

Break-even live

Break-even rent $890

Max offer price $88,000

Occupancy floor 86%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 E Truman Ave Copperas Cove, TX	2.0	1.0	854	$725	$0.85	44d	1	0.08mi
505 Hackberry St Unit 18 Copperas Cove, TX	2.0	1.0	750	$675	$0.90	14d	1	0.09mi
505 Hackberry St Unit 25 Copperas Cove, TX	2.0	1.0	758	$675	$0.89	44d	1	0.09mi
604 N Main St Apt C Copperas Cove, TX	2.0	1.5	1000	$750	$0.75	44d	1	0.12mi
604 N Main St Apt D Copperas Cove, TX	3.0	1.5	1100	$900	$0.82	44d	1	0.12mi
401 N 4th St Apt E Copperas Cove, TX	2.0	1.0	750	$700	$0.93	23d	1	0.13mi
204 W Truman Ave Unit D Copperas Cove, TX	2.0	1.0	895	$800	$0.89	44d	1	0.17mi
401 W Lincoln Ave Unit 2 Copperas Cove, TX	2.0	1.0	740	$850	$1.15	23d	1	0.23mi
402 Hill St Unit A Copperas Cove, TX	2.0	1.0	800	$750	$0.94	44d	1	0.24mi
802 Hackberry St Unit B Copperas Cove, TX	2.0	1.0	800	$850	$1.06	44d	1	0.26mi
806 N 3rd St Unit A Copperas Cove, TX	3.0	2.0	1130	$1,150	$1.02	44d	1	0.29mi
412 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	21d	1	0.31mi
414 West Avenue C Unit C Copperas Cove, TX	3.0	2.0	1343	$1,600	$1.19	44d	1	0.32mi
204 West Avenue F Unit B Copperas Cove, TX	2.0	1.0	895	$705	$0.79	44d	1	0.36mi
807 N 3rd St Unit A Copperas Cove, TX	2.0	1.0	800	$800	$1.00	14d	1	0.36mi
204 West Avenue F Unit A Copperas Cove, TX	2.0	1.0	895	$725	$0.81	44d	1	0.36mi
509 West Avenue B Copperas Cove, TX	3.0	2.0	1339	$1,175	$0.88	23d	1	0.37mi
309 Erby Ave Unit A Copperas Cove, TX	2.0	1.0	800	$824	$1.03	23d	1	0.37mi
306 Erby Ave Unit A Copperas Cove, TX	2.0	1.0	795	$695	$0.87	44d	1	0.39mi
308 Erby Ave Unit C Copperas Cove, TX	2.0	1.0	795	$900	$1.13	44d	1	0.39mi
212 Erby Ave Unit B Copperas Cove, TX	2.0	1.0	795	$850	$1.07	44d	1	0.39mi
811 N 5th St Unit B Copperas Cove, TX	2.0	1.0	815	$675	$0.83	23d	1	0.40mi
204 South Dr Unit A Copperas Cove, TX	2.0	1.0	895	$999	$1.12	44d	1	0.41mi
107 Jason Dr Unit A Copperas Cove, TX	2.0	1.0	734	$925	$1.26	44d	1	0.44mi
201 Jason Dr Unit B Copperas Cove, TX	2.0	1.0	814	$850	$1.04	44d	1	0.47mi
304 Carpenter St Unit 1 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	44d	1	0.48mi
304 Carpenter St Unit 7 Copperas Cove, TX	2.0	1.0	850	$775	$0.91	23d	1	0.48mi
402 Mary St Apt 204 Copperas Cove, TX	2.0	1.0	850	$725	$0.85	44d	1	0.49mi
101 Meggs St Unit F Copperas Cove, TX	2.0	1.0	725	$695	$0.96	44d	1	0.49mi
403 S 7th St Copperas Cove, TX	3.0	1.0	910	$1,100	$1.21	44d	1	0.50mi
605 N 11th St Copperas Cove, TX	3.0	2.0	1432	$1,575	$1.10	44d	1	0.50mi
907 N 7th St Apt B Copperas Cove, TX	2.0	1.0	735	$650	$0.88	23d	1	0.53mi
502 S 9th St Copperas Cove, TX	3.0	1.5	1479	$1,150	$0.78	44d	1	0.54mi
907 North Dr Unit B Copperas Cove, TX	2.0	1.0	725	$850	$1.17	44d	1	0.55mi
208 Veterans Ave Unit 106 Copperas Cove, TX	2.0	1.0	829	$650	$0.78	23d	1	0.57mi
211 E Hogan Dr Copperas Cove, TX	3.0	2.0	1372	$1,400	$1.02	14d	1	0.58mi
114 Nelson Dr Copperas Cove, TX	3.0	2.0	1448	$1,400	$0.97	44d	1	0.60mi
137 Wolfe Rd Apt C Copperas Cove, TX	2.0	1.0	768	$650	$0.85	44d	1	0.64mi
604 S 11th St Copperas Cove, TX	3.0	2.0	1119	$1,300	$1.16	44d	1	0.66mi
910 Hill St Copperas Cove, TX	3.0	1.0	1036	$995	$0.96	23d	1	0.67mi

Listing history 28 events

1. 2026-06-18
   days on market $88,000 Active 28 DOM
2. 2026-06-17
   days on market $88,000 Active 27 DOM
3. 2026-06-16
   days on market $88,000 Active 26 DOM
4. 2026-06-15
   days on market $88,000 Active 25 DOM
5. 2026-06-14
   days on market $88,000 Active 23 DOM
6. 2026-06-13
   days on market $88,000 Active 22 DOM
7. 2026-06-10
   days on market $88,000 Active 20 DOM
8. 2026-06-09
   days on market $88,000 Active 19 DOM
9. 2026-06-08
   days on market $88,000 Active 18 DOM
10. 2026-06-07
    days on market $88,000 Active 17 DOM
11. 2026-06-05
    days on market $88,000 Active 14 DOM
12. 2026-06-03
    days on market $88,000 Active 13 DOM
13. 2026-06-02
    days on market $88,000 Active 12 DOM
14. 2026-06-01
    days on market $88,000 Active 11 DOM
15. 2026-05-31
    days on market $88,000 Active 10 DOM
16. 2026-05-30
    days on market $88,000 Active 9 DOM
17. 2026-05-20
    listed $88,000 Active
18. 2026-05-17
    listed $88,000 Active 660-char remark

    Show marketing remark (660 chars)

    ??PRICE DROP?? ?? 405 N Main St, Copperas Cove, TX ?? 3 Bed | ?? 1 Bath | ?? 1,053 Sq Ft ? Furnished ? Vacant by June 1st ? Livable condition ? Cosmetic value-add opportunity ? Strong upside potential ? Rent for $1,156 ?? Asking: $88,000 OBO ?? Estimated ARV: $155,000 Property is in solid condition but could be updated further to maximize resale value or rental income. Perfect for: • fix & flip • BRRRR strategy • rental investors • first-time investors Assignment of contract. Message for photos, walkthrough, and details. I could also be contacted at [phone]

19. 2026-04-08
    historical
20. 2025-12-02
    price $115,000
21. 2025-11-10
    price $120,000
22. 2025-11-05
    price $128,000
23. 2025-10-24
    price $134,000
24. 2025-10-17
    listed $144,900 Active
25. 2020-03-26
    soldstatus
26. 2020-03-18
    listed $68,000
27. 2019-09-13
    listed $68,000
28. 2018-10-24
    listed $45,000

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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 · 24 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: $11,969
• − Mortgage interest: −$4,929
• − Property taxes: −$2,457
• − Insurance: −$440
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,560
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,101/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

+95.6% since first listed

12 events — show timeline

• 2026-05-20 Listed $88,000 Fizber.com
• 2026-05-17 Listed $88,000 FSBO.com
• 2026-04-08 Listing Removed — CTXMLS
• 2025-12-02 Price Changed $115,000 CTXMLS
• 2025-11-10 Price Changed $120,000 CTXMLS
• 2025-11-05 Price Changed $128,000 CTXMLS
• 2025-10-24 Price Changed $134,000 CTXMLS
• 2025-10-17 Listed $144,900 CTXMLS
• 2020-03-26 Sold (MLS) — Unlock MLS
• 2020-03-18 Listed $68,000 Unlock MLS
• 2019-09-13 Listed $68,000 CTXMLS
• 2018-10-24 Listed $45,000 CTXMLS

Property tax history

+4.5%/yr

Latest (2025): $2,457 · +10.6% YoY. Source: county tax records.