1103 Fifth Ave · Coleman, TX 76834

$80,000

3 bd · 1.5 ba · 1,882 sqft · SingleFamily public records · 73 Days on market

Built 1960 0.32 ac lot $43/sqft · 44% below area Est $142k · 44% under ↓ 30% since listing

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Why this score? — see what drove the B 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 +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• Appreciation +7.8/10.0
• DSCR +7.5/10.0
• 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

3-bed, 2.5-bath mid-century home on 0.32 acres w/ multiple living areas & flexible space. Bright front living room flows into kitchen featuring an island, gas cooktop, built-in oven, & dining area. French doors open to a versatile office, dining, or family room w/ great storage. Large bonus room off primary bedroom offers potential for an expanded suite, closet, or bath. Partially fenced backyard w/ additional space and storage shed. New roof installed in 2025 & carpet removed, ready for flooring of your choice. Great opportunity to make this home your own in the welcoming community of Coleman

Key facts

• Gas cooktop
• Brand new roof
• Versatile office

Tags

• MULTIPLE LIVING AREAS
• BRAND NEW ROOF
• VERSATILE OFFICE
• EXCELLENT STORAGE SPACE
• GAS COOKTOP
• BUILT IN OVEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $5k of equity ($553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.37% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 6.1

CMA / ARV

• ARV (median comp): $142,385
• List price: $80,000
• Delta: -43.81%
• 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
908 S Colorado St	0.51mi	3/2.0	1,921 (+2%)	5mo	$240,500	$125	67
819 W Liveoak St	0.63mi	3/2.0	1,908 (+1%)	1mo	$125,000	$66	65
212 E Mesquite St	0.61mi	3/2.0	1,920 (+2%)	11mo	$189,000	$98	57
702 W Walnut St	0.41mi	3/2.0	1,624 (-14%)	2mo	$140,000	$86	54
812 High Road Rd	0.42mi	3/2.0	2,018 (+7%)	16mo	$299,000	$148	53
712 S Commercial Ave	0.48mi	2/2.0 (-1)	1,815 (-4%)	16mo	$159,000	$88	52
312 Columbus	0.50mi	3/2.0	1,701 (-10%)	12mo	$139,500	$82	49
417 E 10th St	0.73mi	3/2.0	1,801 (-4%)	12mo	$37,100	$21	47
809 W Liveoak St	0.63mi	3/2.0	2,076 (+10%)	6mo	$50,000	$24	46
517 W College Ave	0.52mi	3/1.0	1,622 (-14%)	7mo	$154,000	$95	45
604 Rio Grande St	0.67mi	4/2.0 (+1)	1,967 (+4%)	13mo	$264,000	$134	44
1101 Galveston St	0.49mi	2/2.0 (-1)	2,116 (+12%)	14mo	$169,900	$80	38

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: 21.1%
• Equity multiple: 2.38×
• Total profit: $30,862
• Equity at exit: $48,586

10-year hold

• IRR: 20.4%
• Equity multiple: 4.76×
• Total profit: $84,227
• Equity at exit: $86,673

Cash invested: $22,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $145

Break-even live

Break-even rent $908

Max offer price $80,000

Occupancy floor 82%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-18
   status Pending 617-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

2. 2026-05-18
   status Pending 1937-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

3. 2026-05-08
   historical Active Under Contract 617-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

4. 2026-05-08
   historical Active Option Contract 1937-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

5. 2026-03-06
   listed $80,000 Active 617-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

6. 2026-03-06
   listed $80,000 Active 1937-char remark

   Show marketing remark (1937 chars)

   Bring your vision to life in this 3-bedroom, 2.5-bath mid-century traditional home with multiple living areas and room to expand. Situated on 0.32 acres, this property offers great natural light, character, and a brand-new roof installed in 2025. The bright formal living room at the front of the home flows into the kitchen and a second living area, creating a functional central gathering space. French doors off the front living room open to a versatile office, dining, or family room that also includes shelving and excellent storage space that could serve as a pantry. The kitchen features a dining area, island, gas cooktop, and built-in oven. Down the hallway, the guest bathroom includes a vanity with sink, built-in cabinetry, and a tub-shower combination. Three bedrooms are located at the end of the hall, including the primary bedroom with dual closets and a private half bath. A large bonus room on the east side of the home connects to the primary bedroom and offers endless possibilities. This space could easily be incorporated into the primary suite for a larger closet or expanded into a full bathroom. The bonus room also provides access to the north side of the home and the backyard. Part of the backyard is enclosed with chain-link fencing, with additional property extending beyond the fence line along with an older storage shed for extra space and utility. Carpet has been removed throughout the home, making it ready for the flooring of your choice. With some TLC, this property offers a great opportunity to create a comfortable family home. Located in the welcoming community of Coleman, this home is within driving distance of the Dallas–Fort Worth Metroplex, Austin, San Antonio, Midland–Odessa, and Lubbock. Coleman offers a strong sense of community with a hospital, schools, dining options, a vibrant downtown area with shopping, a 9-hole golf course, and several lakes within 30 minutes.

7. 2025-12-05
   historical
8. 2025-10-08
   price $95,000
9. 2025-10-08
   price $95,000
10. 2025-09-05
    price $105,000
11. 2025-09-05
    price $105,000
12. 2025-08-06
    price $110,000
13. 2025-08-06
    price $110,000
14. 2025-05-23
    listed $115,000 Active
15. 2022-08-11
    soldstatus

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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: $13,105
• − Mortgage interest: −$4,481
• − Property taxes: −$3,176
• − Insurance: −$400
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,327
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,593/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

-30.4% since first listed

15 events — show timeline

• 2026-05-18 Pending — PBBOR
• 2026-05-18 Pending — NTREIS
• 2026-05-08 Contingent — PBBOR
• 2026-05-08 Contingent — NTREIS
• 2026-03-06 Listed $80,000 NTREIS
• 2026-03-06 Listed $80,000 PBBOR
• 2025-12-05 Listing Removed — NTREIS
• 2025-10-08 Price Changed $95,000 NTREIS
• 2025-10-08 Price Changed $95,000 PBBOR
• 2025-09-05 Price Changed $105,000 NTREIS
• 2025-09-05 Price Changed $105,000 PBBOR
• 2025-08-06 Price Changed $110,000 NTREIS
• 2025-08-06 Price Changed $110,000 PBBOR
• 2025-05-23 Listed $115,000 NTREIS
• 2022-08-11 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,176 · +88.5% YoY. Source: county tax records.