1114 W Mesquite St · Coleman, TX 76834

$119,900

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 66 Days on market

Built 1950 7,749 sqft lot

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Why this score? — see what drove the D 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 +9.9/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

Key facts

• Tiled walk-in shower
• Butcher-block island
• Farmhouse sink

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM WHITE CABINETS
• FARMHOUSE SINK
• BUTCHER-BLOCK ISLAND
• TILED WALK-IN SHOWER
• GLASS ENCLOSURE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (26.5% below list).
• Recommended offer: $88k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Coleman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).
• 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 $8k of equity ($829 loan paydown + $7k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,086 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $55,776
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 S Nueces St	0.40mi	3/1.0	1,064 (+7%)	11mo	$59,900	$56	61
516 W 4th St	0.47mi	2/1.0 (-1)	950 (-5%)	10mo	$133,000	$140	57
208 N Neches St	0.63mi	2/1.0 (-1)	1,040 (+4%)	7mo	$29,990	$29	52
1516 S Frio St	0.73mi	2/1.0 (-1)	1,050 (+5%)	14mo	$124,999	$119	40
111 W Mesquite St	0.64mi	2/1.0 (-1)	1,136 (+14%)	15mo	$29,000	$26	29

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: 12.3%
• Equity multiple: 1.82×
• Total profit: $27,435
• Equity at exit: $72,818

10-year hold

• IRR: 13.1%
• Equity multiple: 3.53×
• Total profit: $85,064
• Equity at exit: $129,901

Cash invested: $33,572 (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: 119
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-75

Break-even live

Break-even rent $975

Max offer price $106,704

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-41	+0% $-75	+5% $-109	+10% $-143
Rent	-10% $-144	-5% $-109	+0% $-75	+5% $-40	+10% $-5
Rate	-1.0pp $-14	-0.5pp $-44	base $-75	+0.5pp $-106	+1.0pp $-137

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-30
   soldstatus
2. 2026-04-08
   status Pending
3. 2026-03-05
   price $119,900
4. 2026-02-18
   price $128,900
5. 2026-02-01
   listed $129,900 Active
6. 2025-11-19
   soldstatus
7. 2025-11-12
   soldstatus Closed 270-char remark

   Show marketing remark (270 chars)

   ***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

8. 2025-10-24
   status Pending 270-char remark

   Show marketing remark (270 chars)

   ***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

9. 2025-10-14
   price $35,000 270-char remark

   Show marketing remark (270 chars)

   ***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

10. 2025-09-08
    price $39,000 270-char remark

    Show marketing remark (270 chars)

    ***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

11. 2025-08-05
    listed $45,000 Active 270-char remark

    Show marketing remark (270 chars)

    ***INVESTOR SPECIAL*** Great opportunity for investors, flippers or buyers looking for a project! This property is being sold AS-IS and is perfect for a full renovation or rental portfolio addition. Bring your imagination - this is a blank canvas ready for your vision.

12. 2012-11-09
    soldstatus 76-char remark

    Show marketing remark (76 chars)

    A VERY NEAT HOUSE THAT WOULD BE PERFECT FOR FIRST HOME OR RENTAL INVESTMENT.

13. 2012-11-09
    soldstatus

    Show marketing remark (76 chars)

    A VERY NEAT HOUSE THAT WOULD BE PERFECT FOR FIRST HOME OR RENTAL INVESTMENT.

14. 2012-09-17
    historical 76-char remark

    Show marketing remark (76 chars)

    A VERY NEAT HOUSE THAT WOULD BE PERFECT FOR FIRST HOME OR RENTAL INVESTMENT.

15. 2012-07-09
    listed $39,500 76-char remark

    Show marketing remark (76 chars)

    A VERY NEAT HOUSE THAT WOULD BE PERFECT FOR FIRST HOME OR RENTAL INVESTMENT.

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$1,092/yr (+$91/mo · 99.1%)

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

Taxation est. · year 1

• Rental income: $10,570
• − Mortgage interest: −$6,716
• − Property taxes: −$1,102
• − Insurance: −$600
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,488
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $-170/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

+203.5% since first listed

15 events — show timeline

• 2026-04-30 Sold (Public Records) — Public Records
• 2026-04-08 Pending — NTREIS
• 2026-03-05 Price Changed $119,900 NTREIS
• 2026-02-18 Price Changed $128,900 NTREIS
• 2026-02-01 Listed $129,900 NTREIS
• 2025-11-19 Sold (Public Records) — Public Records
• 2025-11-12 Sold (MLS) — NTREIS
• 2025-10-24 Pending — NTREIS
• 2025-10-14 Price Changed $35,000 NTREIS
• 2025-09-08 Price Changed $39,000 NTREIS
• 2025-08-05 Listed $45,000 NTREIS
• 2012-11-09 Sold (Public Records) — Public Records
• 2012-11-09 Sold (MLS) — NTREIS
• 2012-09-17 Listing Removed — NTREIS
• 2012-07-09 Listed $39,500 NTREIS

Property tax history

+6.7%/yr

Latest (2025): $1,102 · +6.2% YoY. Source: county tax records.