725 W Mesquite St · Coleman, TX 76834

$34,900

3 bd · 2.0 ba · 930 sqft · SingleFamily public records · 206 Days on market

Built 1950 0.36 ac lot $38/sqft · 39% below area Est $57k · 39% 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 MLS

Large 0.360-acre lot located in the City of Coleman, offering an excellent opportunity for a full remodel or complete teardown and rebuild. The property is sold as-is, with no repairs, and priced to attract cash buyers and investors. Bring your best offer and explore the potential this property has to offer. No survey.

Key facts

• 0.36 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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+, 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 $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 206 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.48% ✓
• Cap rate: 21.10%
• Cash-on-cash: 52.89%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $57,086
• List price: $34,900
• Delta: -38.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 W 4th St	0.26mi	2/1.0 (-1)	950 (+2%)	10mo	$133,000	$140	67
801 S Nueces St	0.16mi	3/1.0	1,064 (+14%)	11mo	$59,900	$56	55
1004 San Saba St	0.62mi	2/1.0 (-1)	900 (-3%)	6mo	$55,000	$61	52
1215 Llano	0.73mi	2/2.0 (-1)	976 (+5%)	5mo	$149,000	$153	48
208 N Neches St	0.53mi	2/1.0 (-1)	1,040 (+12%)	7mo	$29,990	$29	40
1516 S Frio St	0.57mi	2/1.0 (-1)	1,050 (+13%)	14mo	$124,999	$119	32

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: 61.1%
• Equity multiple: 4.77×
• Total profit: $36,831
• Equity at exit: $21,196

10-year hold

• IRR: 58.3%
• Equity multiple: 9.91×
• Total profit: $87,098
• 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: 3.4×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $431

Break-even live

Break-even rent $322

Max offer price $34,900

Occupancy floor 45%

Sensitivity live

Price	-10% $450	-5% $441	+0% $431	+5% $421	+10% $411
Rent	-10% $362	-5% $396	+0% $431	+5% $465	+10% $499
Rate	-1.0pp $448	-0.5pp $440	base $431	+0.5pp $422	+1.0pp $412

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 29 events

1. 2026-06-21
   days on market $34,900 Active 206 DOM
2. 2026-06-18
   days on market $34,900 Active 204 DOM
3. 2026-06-17
   days on market $34,900 Active 203 DOM
4. 2026-06-16
   days on market $34,900 Active 202 DOM
5. 2026-06-15
   days on market $34,900 Active 201 DOM
6. 2026-06-13
   days on market $34,900 Active 199 DOM
7. 2026-06-12
   days on market $34,900 Active 198 DOM
8. 2026-06-09
   days on market $34,900 Active 195 DOM
9. 2026-06-08
   days on market $34,900 Active 194 DOM
10. 2026-06-08
    days on market $34,900 Active 193 DOM
11. 2026-06-07
    days on market $34,900 Active 192 DOM
12. 2026-06-03
    days on market $34,900 Active 189 DOM
13. 2026-06-02
    days on market $34,900 Active 188 DOM
14. 2026-06-01
    days on market $34,900 Active 187 DOM
15. 2026-05-31
    days on market $34,900 Active 186 DOM
16. 2025-11-26
    listed $34,900 Active 320-char remark

    Show marketing remark (320 chars)

    Large 0.360-acre lot located in the City of Coleman, offering an excellent opportunity for a full remodel or complete teardown and rebuild. The property is sold as-is, with no repairs, and priced to attract cash buyers and investors. Bring your best offer and explore the potential this property has to offer. No survey.

17. 2023-01-18
    soldstatus
18. 2023-01-13
    soldstatus Closed 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

19. 2022-12-05
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

20. 2022-11-09
    price $20,000 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

21. 2022-07-15
    status Active 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

22. 2022-06-21
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

23. 2022-05-31
    price $28,000 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

24. 2022-03-15
    listed $38,800 Active 195-char remark

    Show marketing remark (195 chars)

    Great investment opportunity to remodel or build your dream home in lovely City of Coleman,TX. This property is being sold as is. Very Motivated Seller! Please make your highest and best offer.

25. 2020-06-19
    soldstatus Sold
26. 2020-05-12
    status Pending
27. 2020-04-13
    listed $15,500 Active
28. 2018-11-27
    soldstatus
29. 2008-03-10
    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: $680 · $57/mo
• Projected year-2 tax: $680 · $57/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: $10,405
• − Mortgage interest: −$1,955
• − Property taxes: −$680
• − Insurance: −$174
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$1,015
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $3,989/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

+125.2% since first listed

14 events — show timeline

• 2025-11-26 Listed $34,900 NTREIS
• 2023-01-18 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — NTREIS
• 2022-12-05 Pending — NTREIS
• 2022-11-09 Price Changed $20,000 NTREIS
• 2022-07-15 Relisted — NTREIS
• 2022-06-21 Pending — NTREIS
• 2022-05-31 Price Changed $28,000 NTREIS
• 2022-03-15 Listed $38,800 NTREIS
• 2020-06-19 Sold (MLS) — NTREIS
• 2020-05-12 Pending — NTREIS
• 2020-04-13 Listed $15,500 NTREIS
• 2018-11-27 Sold (Public Records) — Public Records
• 2008-03-10 Sold (Public Records) — Public Records

Property tax history

+11.6%/yr

Latest (2025): $680 · -8.2% YoY. Source: county tax records.