316 E 7th St · Coleman, TX 76834

$62,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 184 Days on market

Built 1970 7,797 sqft lot $72/sqft · 15% below area Est $73k · 15% under

---

Why this score? — see what drove the A- 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 +28.5/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Description

Key facts

• 7,797 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $62k).
• Recommended offer: $55k (12.0% 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+, schools F, amenities 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.
• 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 $4k of equity ($429 loan paydown + $4k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.34% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (median comp): $73,198
• List price: $62,000
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 San Saba St	0.22mi	2/1.0	900 (+5%)	6mo	$55,000	$61	76
501 E 10th St	0.17mi	2/1.0	912 (+6%)	20mo	$62,500	$69	64
1215 Llano	0.09mi	2/2.0	976 (+14%)	5mo	$149,000	$153	64
408 E 4th St	0.18mi	2/1.0	752 (-12%)	21mo	$49,900	$66	54
516 W 4th St	0.51mi	2/1.0	950 (+11%)	10mo	$133,000	$140	50
1109 S Concho St	0.28mi	2/1.0	728 (-15%)	20mo	$30,000	$41	45

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: 26.3%
• Equity multiple: 2.71×
• Total profit: $29,602
• Equity at exit: $37,654

10-year hold

• IRR: 25.0%
• Equity multiple: 5.46×
• Total profit: $77,370
• Equity at exit: $67,172

Cash invested: $17,360 (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: 6.2×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $203

Break-even live

Break-even rent $574

Max offer price $62,000

Occupancy floor 71%

Sensitivity live

Price	-10% $238	-5% $220	+0% $203	+5% $185	+10% $168
Rent	-10% $137	-5% $170	+0% $203	+5% $236	+10% $268
Rate	-1.0pp $234	-0.5pp $219	base $203	+0.5pp $187	+1.0pp $170

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $62,000 Active 184 DOM
2. 2026-06-18
   days on market $62,000 Active 182 DOM
3. 2026-06-17
   days on market $62,000 Active 181 DOM
4. 2026-06-16
   days on market $62,000 Active 180 DOM
5. 2026-06-15
   days on market $62,000 Active 179 DOM
6. 2026-06-13
   days on market $62,000 Active 177 DOM
7. 2026-06-12
   days on market $62,000 Active 176 DOM
8. 2026-06-09
   days on market $62,000 Active 173 DOM
9. 2026-06-08
   days on market $62,000 Active 172 DOM
10. 2026-06-08
    days on market $62,000 Active 171 DOM
11. 2026-06-07
    days on market $62,000 Active 170 DOM
12. 2026-06-03
    days on market $62,000 Active 167 DOM
13. 2026-06-02
    days on market $62,000 Active 166 DOM
14. 2026-06-01
    days on market $62,000 Active 165 DOM
15. 2026-05-31
    days on market $62,000 Active 164 DOM
16. 2026-02-19
    price $62,000 11-char remark

    Show marketing remark (11 chars)

    Description

17. 2026-01-24
    price $69,000 11-char remark

    Show marketing remark (11 chars)

    Description

18. 2025-12-18
    listed $74,000 Active 11-char remark

    Show marketing remark (11 chars)

    Description

19. 2025-05-22
    soldstatus
20. 2021-09-29
    soldstatus
21. 2021-09-27
    soldstatus Sold
22. 2021-08-28
    status Pending
23. 2021-08-24
    status Option Pending
24. 2021-07-08
    price $12,000
25. 2020-10-28
    status Active
26. 2020-09-09
    historical
27. 2020-08-24
    listed $7,000 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $9,971
• − Mortgage interest: −$3,473
• − Property taxes: −$1,232
• − Insurance: −$310
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$1,804
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,060/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

+785.7% since first listed

12 events — show timeline

• 2026-02-19 Price Changed $62,000 NTREIS
• 2026-01-24 Price Changed $69,000 NTREIS
• 2025-12-18 Listed $74,000 NTREIS
• 2025-05-22 Sold (Public Records) — Public Records
• 2021-09-29 Sold (Public Records) — Public Records
• 2021-09-27 Sold (MLS) — HARMLS
• 2021-08-28 Pending — HARMLS
• 2021-08-24 Pending — HARMLS
• 2021-07-08 Price Changed $12,000 HARMLS
• 2020-10-28 Relisted — HARMLS
• 2020-09-09 Listing Removed — HARMLS
• 2020-08-24 Listed $7,000 HARMLS

Property tax history

+14.6%/yr

Latest (2025): $1,232 · -12.8% YoY. Source: county tax records.