302 W Ripley St · Coleman, TX 76834

$82,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 86 Days on market

Built 1920 6,011 sqft lot $57/sqft · 19% above area Est $69k · 19% over ↓ 5% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This three bedroom one bath home is ready for you. The large lot is a stand out feature, offering endless possibilities for outdoor entertaining, gardening, or future additions whether you’re looking for your first home, a charming investment, or a place to make your own this property, Blinn’s character, space and opportunity. Call for your Showing

Key facts

• Outdoor entertaining
• Large lot
• Gardening

Tags

• LARGE LOT
• OUTDOOR ENTERTAINING
• GARDENING
• FUTURE ADDITIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.5% in Coleman — 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 68/100 on livability (#454 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Coleman ISD (town): math 42% / reading 39% proficiency, ranked #439 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coleman El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 339 students, 69% FRL); Coleman J H (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 252 students, 56% FRL); Coleman H S (math 44% / reading 42%, grade F, #708 of 1,632 statewide, top 44%, 203 students, 42% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 5 units permitted in Coleman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($567 loan paydown + $5k appreciation (5.7% local appreciation)).
• Coleman County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $68,840
• List price: $82,000
• Delta: 19.12%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Plum St	0.55mi	3/1.0	1,260 (-12%)	13mo	$35,000	$28	42
916 Peach St	0.69mi	3/2.0	1,348 (-6%)	16mo	$79,900	$59	40
487 FM 3425	0.55mi	3/1.0	1,655 (+15%)	24mo	$195,000	$118	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.71×
• Total profit: $39,193
• Equity at exit: $49,801

10-year hold

• IRR: 25.0%
• Equity multiple: 5.46×
• Total profit: $102,318
• Equity at exit: $88,840

Cash invested: $22,960 (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 76834

• Home prices YoY: 4.8%
• Active inventory: 121
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $269

Break-even live

Break-even rent $688

Max offer price $82,000

Occupancy floor 69%

Sensitivity live

Price	-10% $316	-5% $293	+0% $269	+5% $246	+10% $223
Rent	-10% $188	-5% $229	+0% $269	+5% $310	+10% $351
Rate	-1.0pp $311	-0.5pp $290	base $269	+0.5pp $248	+1.0pp $227

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $82,000 Active 86 DOM
2. 2026-06-21
   days on market $82,000 Active 85 DOM
3. 2026-06-18
   days on market $82,000 Active 83 DOM
4. 2026-06-17
   days on market $82,000 Active 82 DOM
5. 2026-06-16
   days on market $82,000 Active 81 DOM
6. 2026-06-15
   days on market $82,000 Active 80 DOM
7. 2026-06-13
   days on market $82,000 Active 78 DOM
8. 2026-06-12
   days on market $82,000 Active 77 DOM
9. 2026-06-09
   pricedays on market $82,000 Active 74 DOM
10. 2026-06-08
    days on market $85,000 Active 73 DOM
11. 2026-06-08
    days on market $85,000 Active 72 DOM
12. 2026-06-07
    days on market $85,000 Active 71 DOM
13. 2026-06-03
    days on market $85,000 Active 68 DOM
14. 2026-06-02
    days on market $85,000 Active 67 DOM
15. 2026-06-01
    days on market $85,000 Active 66 DOM
16. 2026-05-31
    days on market $85,000 Active 65 DOM
17. 2026-04-24
    price $85,000 362-char remark

    Show marketing remark (362 chars)

    This three bedroom one bath home is ready for you. The large lot is a stand out feature, offering endless possibilities for outdoor entertaining, gardening, or future additions whether you’re looking for your first home, a charming investment, or a place to make your own this property, Blinn’s character, space and opportunity. Call for your Showing

18. 2026-03-27
    listed $89,500 Active 362-char remark

    Show marketing remark (362 chars)

    This three bedroom one bath home is ready for you. The large lot is a stand out feature, offering endless possibilities for outdoor entertaining, gardening, or future additions whether you’re looking for your first home, a charming investment, or a place to make your own this property, Blinn’s character, space and opportunity. Call for your Showing

19. 2025-01-08
    soldstatus
20. 2025-01-08
    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: $955 · $80/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$546/yr (+$46/mo · 57.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,351
• − Mortgage interest: −$4,593
• − Property taxes: −$955
• − Insurance: −$410
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,385
• Taxable income: $2,032
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,745/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: Coleman ISD
• NCES district ID: 4814550
• Math proficiency: 42% ▲ 3.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $31,765
• Composite: 33.18/100
• National rank: #5540
• State rank: #439 of 826 in TX

Livability — Coleman

• Score: 68/100
• State rank: #454
• US rank: #9173

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coleman, TX
• Population (ZIP): 4,861

Population outlook (Coleman County) Hauer SSP2

• Today (2025): 7,321 people
• By 2030: 6,834 · -6.7%
• By 2040: 5,968 · -18.5%
• By 2050: 5,283 · -27.8%
• By 2075: 4,205 · -42.6%
• By 2100: 3,405 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 20% Two or more races 13% Black 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 16% Slovak 8% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Coleman

• 2024 margin: Solid R (+79.0) · D 10.3% · R 89.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -64.0pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+77.3 2016: R+76.8 2012: R+73.7 2008: R+64.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 123.8456
• Rent YoY: —
• Metro: —
• 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

-5.0% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $85,000 NTREIS
• 2026-03-27 Listed $89,500 NTREIS
• 2025-01-08 Sold (Public Records) — Public Records
• 2025-01-08 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $955 · -11.9% YoY. Source: county tax records.