1200 Llano St · Coleman, TX 76834

$94,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 152 Days on market

0.36 ac lot $72/sqft · 18% below area Est $115k · 18% under ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• 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

This 1,310 sq ft, 3-bedroom, 1-bath pier-and-beam home is situated on a large corner lot and offers excellent potential for updating or continued use as a rental property. The home features a metal roof and a large metal carport with additional storage, providing practical covered parking and workspace. A fully fenced backyard offers privacy and functionality, with additional parking access behind the fence—ideal for multiple vehicles, trailers, or equipment. With its generous lot size, flexible layout, and solid structure, this property presents a great opportunity for investors or buyers looking to add value.

Key facts

• Metal roof
• Large metal carport
• 0.36 acre lot

Tags

• METAL ROOF
• LARGE METAL CARPORT
• FULLY FENCED BACKYARD
• ADDITIONAL PARKING ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 $6k of equity ($656 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.07% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (median comp): $115,048
• List price: $94,900
• Delta: -17.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 E 8th St	0.24mi	3/2.0	1,260 (-4%)	4mo	$155,500	$123	75
1115 S Colorado St	0.09mi	2/1.0 (-1)	1,179 (-10%)	5mo	$62,500	$53	70
601 E 1st St	0.29mi	3/2.0	1,355 (+3%)	9mo	$169,375	$125	69
216 E 9th St	0.25mi	3/2.0	1,380 (+5%)	8mo	$149,900	$109	69
203 Hollywood St	0.34mi	3/2.0	1,284 (-2%)	10mo	$117,000	$91	69
917 E 3rd St	0.43mi	3/2.0	1,472 (+12%)	2mo	$292,400	$199	54
129 Roselawn St	0.50mi	3/1.0	1,156 (-12%)	4mo	$139,900	$121	53
504 S Concho St	0.48mi	2/1.0 (-1)	1,178 (-10%)	5mo	$52,000	$44	52
109 Miami St	0.44mi	3/2.0	1,502 (+15%)	2mo	$71,500	$48	50
515 W Walnut	0.63mi	3/2.0	1,232 (-6%)	11mo	$169,000	$137	48
1216 5th Ave	0.65mi	2/1.0 (-1)	1,196 (-9%)	7mo	$115,000	$96	44
903 W 2nd St	0.74mi	3/2.0	1,158 (-12%)	11mo	$129,900	$112	33

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: 16.7%
• Equity multiple: 2.10×
• Total profit: $29,256
• Equity at exit: $57,635

10-year hold

• IRR: 16.7%
• Equity multiple: 4.16×
• Total profit: $83,846
• Equity at exit: $102,816

Cash invested: $26,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$206 /mo · $2,472/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $58

Break-even live

Break-even rent $941

Max offer price $94,900

Occupancy floor 89%

Sensitivity live

Price	-10% $112	-5% $85	+0% $58	+5% $31	+10% $4
Rent	-10% $-22	-5% $18	+0% $58	+5% $98	+10% $138
Rate	-1.0pp $106	-0.5pp $82	base $58	+0.5pp $33	+1.0pp $8

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $94,900 Active 152 DOM
2. 2026-06-18
   days on market $94,900 Active 150 DOM
3. 2026-06-17
   days on market $94,900 Active 149 DOM
4. 2026-06-16
   days on market $94,900 Active 148 DOM
5. 2026-06-15
   days on market $94,900 Active 147 DOM
6. 2026-06-13
   days on market $94,900 Active 145 DOM
7. 2026-06-12
   days on market $94,900 Active 144 DOM
8. 2026-06-09
   days on market $94,900 Active 141 DOM
9. 2026-06-08
   days on market $94,900 Active 140 DOM
10. 2026-06-08
    days on market $94,900 Active 139 DOM
11. 2026-06-07
    days on market $94,900 Active 138 DOM
12. 2026-06-03
    days on market $94,900 Active 135 DOM
13. 2026-06-02
    days on market $94,900 Active 134 DOM
14. 2026-06-01
    days on market $94,900 Active 133 DOM
15. 2026-05-31
    days on market $94,900 Active 132 DOM
16. 2026-04-06
    price $94,900 624-char remark

    Show marketing remark (624 chars)

    This 1,310 sq ft, 3-bedroom, 1-bath pier-and-beam home is situated on a large corner lot and offers excellent potential for updating or continued use as a rental property. The home features a metal roof and a large metal carport with additional storage, providing practical covered parking and workspace. A fully fenced backyard offers privacy and functionality, with additional parking access behind the fence—ideal for multiple vehicles, trailers, or equipment. With its generous lot size, flexible layout, and solid structure, this property presents a great opportunity for investors or buyers looking to add value.

17. 2026-01-19
    listed $99,500 Active 624-char remark

    Show marketing remark (624 chars)

    This 1,310 sq ft, 3-bedroom, 1-bath pier-and-beam home is situated on a large corner lot and offers excellent potential for updating or continued use as a rental property. The home features a metal roof and a large metal carport with additional storage, providing practical covered parking and workspace. A fully fenced backyard offers privacy and functionality, with additional parking access behind the fence—ideal for multiple vehicles, trailers, or equipment. With its generous lot size, flexible layout, and solid structure, this property presents a great opportunity for investors or buyers looking to add value.

ⓘ 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: $2,472 · $206/mo
• Projected year-2 tax: $2,472 · $206/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: $12,169
• − Mortgage interest: −$5,316
• − Property taxes: −$2,472
• − Insurance: −$474
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,761
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $887/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

-4.6% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $94,900 NTREIS
• 2026-01-19 Listed $99,500 NTREIS

Property tax history

+11.7%/yr

Latest (2025): $2,472 · -15.6% YoY. Source: county tax records.