Investment Property in Copperas
For Sale
$575,000
2210 E Business 190, Copperas Cove, TX 76522
Partially rented investment property on the main drag.
Property Size6,540 SF
Lot Size0.29 Acres
Price / SF$99.93
Days on Market176
Property Features for 2210 E Business 190
General Information
Standard status
Active
Size
6,540 SF
Lot size
0.29 Acres
Property subtype
Commercial
Building Details
Building Size
6,540 SF
Year Built
1985
Stories
2
Listing Agency:
Cloud Real Estate
(254) 289-1280
Listed By:
Virginia Cloud · License #0205127
(254) 289-1280
Source:
Elliman
Added: Mar 10
Changed: Aug 22
Last Checked: Aug 30 at 9:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Cloud Real Estate
Investment Insights
Based on property information with market context.
This investment property is located on the main drag of Copperas Cove. The complex is currently partially rented. Units 1, 2, 3, and 6 are occupied by tenants, while Units 4-5 and 7 are vacant. Units 4 and 5 have been combined to create a larger suite. The approximate square footage of the units are as follows: Unit 1 is 1440 sqft, Unit 2 is 794 sqft, Unit 3 is 740 sqft, Unit 4-5 is 1040 sqft, Unit 6 is 300 sqft, and Unit 7 is 1440 sqft. Unit 1 has a potential tenant who will move in October 2025 with a monthly rent of $1,300 and a deposit of $1,300.
Key Highlights
- Investment property with existing rental income from Units 1, 2, 3, and 6.
- Located on the main drag of Copperas Cove.
- Unit 1 has a potential tenant for October 2025 at $1,300/month with a $1,300 deposit.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$46,012
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.00%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$920,240
$920.2K
Cap Rate 7%
$657,314
$657.3K
Cap Rate 9%
$511,244
$511.2K
Market Conditions
NOI Build-Up for 5,754 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$89.8K $15.60/SF
− Vacancy
−$6.1K −$1.06/SF
EGI
$83.7K $14.54/SF
− OpEx
−$37.6K −$6.54/SF
NOI
$46.0K $8.00/SF
Area
Coryell County, TX
Vacancy
6.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$920,240
Cap Rate 7%
$657,314
Cap Rate 9%
$511,244
Alternative Uses
Best Use
Apartment 5plus
$657.3K
$575.2K – $766.9K
NOI $46,012 @ 7.0% cap · market cap 8.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,745 @ 7.0% cap · market cap 16.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 76522, TX
41,123
Population
17,370
Households
2.4
Avg Household Size
34
Median Age
21%
College-Educated
94%
High-School Grad
115.0 sq mi
ZIP Area
358
Density / Sq Mi
$70,629
Median Household Income
$39,126
Median Earnings
$1,029
Median Rent
$174,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Partially rented investment property on the main drag.
Where is this apartment building located?
The property is located at 2210 E Business 190 Copperas Cove, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Investment property with existing rental income from Units 1, 2, 3, and 6.; Located on the main drag of Copperas Cove.; Unit 1 has a potential tenant for October 2025 at $1,300/month with a $1,300 deposit.
