705 Needham St · Coleman, TX 76834

$59,999

3 bd · 2.0 ba · 956 sqft · SingleFamily public records · 409 Days on market

Built 1935 7,840 sqft lot $63/sqft · 25% below area Est $80k · 25% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

NEW ROOF! We have a charming single-story home available in the Coleman area. This home already has a new roof and has a lot of potential for buyers or investors looking to customize a home to their liking. This location offers you easy access to TX-206 and is in a remote area with peace and quiet. Coleman Country Club, Hords Creek Lake, Coleman Municipal Airport, and a bunch of other notable destinations are all within a 10-minute commute. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Renovation ready
• Coleman country club
• Single-story home

Tags

• SINGLE-STORY HOME
• RENOVATION READY
• EASY ACCESS TO TX-206
• COLEMAN COUNTRY CLUB
• HORDS CREEK LAKE
• COLEMAN MUNICIPAL AIRPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 119 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 ($415 loan paydown + $3k 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 9, 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 409 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 5.8

CMA / ARV

• ARV (median comp): $80,206
• List price: $59,999
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 14th St	0.09mi	2/2.0 (-1)	1,062 (+11%)	4mo	$30,000	$28	68
516 W 4th St	0.55mi	2/1.0 (-1)	950 (-1%)	10mo	$133,000	$140	56
1215 Llano	0.71mi	2/2.0 (-1)	976 (+2%)	5mo	$149,000	$153	54
2016 Magnolia St	0.03mi	2/1.0 (-1)	1,076 (+13%)	18mo	$75,000	$70	54
1516 S Frio St	0.29mi	2/1.0 (-1)	1,050 (+10%)	14mo	$124,999	$119	49
104 Hollywood	0.49mi	2/1.0 (-1)	1,002 (+5%)	22mo	$94,900	$95	42
208 Hollywood St	0.61mi	2/1.0 (-1)	1,027 (+7%)	12mo	$139,900	$136	40
603 E 10th St	0.72mi	3/1.5	1,040 (+9%)	13mo	$80,000	$77	39
215 E 10th St	0.52mi	2/2.0 (-1)	1,092 (+14%)	12mo	$165,000	$151	37
501 E 10th St	0.65mi	2/1.0 (-1)	912 (-5%)	20mo	$62,500	$69	36
801 S Nueces St	0.71mi	3/1.0	1,064 (+11%)	11mo	$59,900	$56	35

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: 27.5%
• Equity multiple: 2.77×
• Total profit: $29,806
• Equity at exit: $36,439

10-year hold

• IRR: 25.9%
• Equity multiple: 5.61×
• Total profit: $77,433
• Equity at exit: $65,004

Cash invested: $16,800 (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: 119
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $214

Break-even live

Break-even rent $597

Max offer price $59,999

Occupancy floor 70%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $59,999 Active 409 DOM
2. 2026-06-17
   days on market $59,999 Active 408 DOM
3. 2026-06-16
   days on market $59,999 Active 407 DOM
4. 2026-06-15
   days on market $59,999 Active 406 DOM
5. 2026-06-13
   days on market $59,999 Active 404 DOM
6. 2026-06-12
   days on market $59,999 Active 403 DOM
7. 2026-06-09
   days on market $59,999 Active 400 DOM
8. 2026-06-08
   days on market $59,999 Active 399 DOM
9. 2026-06-08
   days on market $59,999 Active 398 DOM
10. 2026-06-07
    days on market $59,999 Active 397 DOM
11. 2026-06-03
    days on market $59,999 Active 394 DOM
12. 2026-06-02
    days on market $59,999 Active 393 DOM
13. 2026-06-01
    days on market $59,999 Active 392 DOM
14. 2026-05-31
    days on market $59,999 Active 391 DOM
15. 2025-10-29
    price $59,999 673-char remark

    Show marketing remark (673 chars)

    NEW ROOF! We have a charming single-story home available in the Coleman area. This home already has a new roof and has a lot of potential for buyers or investors looking to customize a home to their liking. This location offers you easy access to TX-206 and is in a remote area with peace and quiet. Coleman Country Club, Hords Creek Lake, Coleman Municipal Airport, and a bunch of other notable destinations are all within a 10-minute commute. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

16. 2025-05-05
    listed $51,894 Active 673-char remark

    Show marketing remark (673 chars)

    NEW ROOF! We have a charming single-story home available in the Coleman area. This home already has a new roof and has a lot of potential for buyers or investors looking to customize a home to their liking. This location offers you easy access to TX-206 and is in a remote area with peace and quiet. Coleman Country Club, Hords Creek Lake, Coleman Municipal Airport, and a bunch of other notable destinations are all within a 10-minute commute. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

17. 2019-09-10
    soldstatus
18. 2019-05-08
    soldstatus Sold 19-char remark

    Show marketing remark (19 chars)

    Investment property

19. 2019-05-07
    soldstatus
20. 2019-04-17
    status Pending 19-char remark

    Show marketing remark (19 chars)

    Investment property

21. 2019-03-30
    listed $10,000 Active 19-char remark

    Show marketing remark (19 chars)

    Investment property

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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: $10,414
• − Mortgage interest: −$3,361
• − Property taxes: −$1,582
• − Insurance: −$300
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,745
• Taxable income: $1,759
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $2,147/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

+500.0% since first listed

7 events — show timeline

• 2025-10-29 Price Changed $59,999 HARMLS
• 2025-05-05 Listed $51,894 HARMLS
• 2019-09-10 Sold (Public Records) — Public Records
• 2019-05-08 Sold (MLS) — NTREIS
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-04-17 Pending — NTREIS
• 2019-03-30 Listed $10,000 NTREIS

Property tax history

+17.5%/yr

Latest (2025): $1,582 · -11.6% YoY. Source: county tax records.