804 S Neches St · Coleman, TX 76834

$34,900

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 31 Days on market

Built 1993 0.33 ac lot Est $43k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Property can be used as 2 bedrooms. It has 2 lots, total 0.3271 acre, partially fenced in. Huge potential for remodel or rebuilt. Property is priced at below market value. The value is in land, house is not given any consideration.

Key facts

• Huge potential
• Partially fenced
• 2 lots

Tags

• 2 LOTS
• PARTIALLY FENCED
• HUGE POTENTIAL
• VALUE IN LAND

Property features AI

Finance

• Other: Owner is listing agent
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first floor living implied)
• Construction: Built in 1993; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Corner lot

Interior

• Bedrooms: One bedroom on the first floor (approx. 10 x 10)
• Bathrooms: One full bathroom on the first floor
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 4.6% 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 H S (math 44% / reading 42%, grade F, #708 of 1,632 statewide, top 44%, 203 students, 42% FRL).
• 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 $2k of equity ($241 loan paydown + $2k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.24% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.08%
• DSCR: 2.92
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $42,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 W 4th St	0.13mi	2/1.0 (+1)	648 (+1%)	12mo	$85,000	$131	77
1109 S Concho St	0.26mi	2/1.0 (+1)	728 (+14%)	20mo	$30,000	$41	43
217 W 13th St	0.74mi	2/1.0 (+1)	720 (+12%)	14mo	$48,000	$67	28

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: 52.1%
• Equity multiple: 4.25×
• Total profit: $31,748
• Equity at exit: $21,196

10-year hold

• IRR: 49.3%
• Equity multiple: 8.79×
• Total profit: $76,143
• Equity at exit: $37,811

Cash invested: $9,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $781 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $351

Break-even live

Break-even rent $337

Max offer price $34,900

Occupancy floor 50%

Sensitivity live

Price	-10% $371	-5% $361	+0% $351	+5% $341	+10% $331
Rent	-10% $289	-5% $320	+0% $351	+5% $382	+10% $413
Rate	-1.0pp $368	-0.5pp $360	base $351	+0.5pp $342	+1.0pp $333

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $34,900 Active 31 DOM
2. 2026-06-21
   days on market $34,900 Active 30 DOM
3. 2026-06-18
   days on market $34,900 Active 28 DOM
4. 2026-06-17
   days on market $34,900 Active 27 DOM
5. 2026-06-16
   days on market $34,900 Active 26 DOM
6. 2026-06-15
   days on market $34,900 Active 25 DOM
7. 2026-06-13
   days on market $34,900 Active 23 DOM
8. 2026-06-12
   days on market $34,900 Active 22 DOM
9. 2026-06-09
   days on market $34,900 Active 19 DOM
10. 2026-06-08
    days on market $34,900 Active 18 DOM
11. 2026-06-08
    days on market $34,900 Active 17 DOM
12. 2026-06-07
    days on market $34,900 Active 16 DOM
13. 2026-06-03
    days on market $34,900 Active 13 DOM
14. 2026-06-02
    days on market $34,900 Active 12 DOM
15. 2026-06-01
    days on market $34,900 Active 11 DOM
16. 2026-05-31
    days on market $34,900 Active 10 DOM
17. 2026-05-21
    listed $34,900 Active
18. 2026-02-28
    historical
19. 2025-12-08
    price $32,900
20. 2025-02-26
    status Active
21. 2024-08-27
    historical
22. 2024-08-13
    price $34,900
23. 2024-07-09
    historical $100
24. 2024-05-26
    listed $100
25. 2024-05-25
    listed $44,900 Active
26. 2024-03-22
    historical $180
27. 2024-02-20
    price $180
28. 2024-02-09
    listed $200
29. 2024-02-08
    historical
30. 2024-02-07
    listed $200 Active
31. 2021-10-01
    soldstatus Sold
32. 2021-07-14
    soldstatus
33. 2020-10-28
    status Active
34. 2020-09-09
    historical
35. 2020-08-24
    listed $12,000 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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: $9,377
• − Mortgage interest: −$1,955
• − Property taxes: −$828
• − Insurance: −$174
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$1,015
• Taxable income: $3,905
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,273/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

+190.8% since first listed

19 events — show timeline

• 2026-05-21 Listed $34,900 HARMLS
• 2026-02-28 Listing Removed — HARMLS
• 2025-12-08 Price Changed $32,900 HARMLS
• 2025-02-26 Relisted — HARMLS
• 2024-08-27 Listing Removed — HARMLS
• 2024-08-13 Price Changed $34,900 HARMLS
• 2024-07-09 Rental Removed $100 HARMLS
• 2024-05-26 Listed for Rent $100 HARMLS
• 2024-05-25 Listed $44,900 HARMLS
• 2024-03-22 Rental Removed $180 HARMLS
• 2024-02-20 Price Changed $180 HARMLS
• 2024-02-09 Listed for Rent $200 HARMLS
• 2024-02-08 Listing Removed — HARMLS
• 2024-02-07 Listed $200 HARMLS
• 2021-10-01 Sold (MLS) — HARMLS
• 2021-07-14 Sold (Public Records) — Public Records
• 2020-10-28 Relisted — HARMLS
• 2020-09-09 Listing Removed — HARMLS
• 2020-08-24 Listed $12,000 HARMLS

Property tax history

+9.4%/yr

Latest (2025): $828 · -9.5% YoY. Source: county tax records.