705 W 6th St · Coleman, TX 76834

$45,000

2 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 832 Days on market

Built 1965 7,405 sqft lot $45/sqft · 26% below area Est $61k · 26% 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

2 bedrooms and 1 bath brick house sits on corner lot next to city stadium, fenced backyard with storage shed, house need repairs and to be sold AS IS condition. seller offer lease to own with 0 down program, $450 monthly rent payment at 20 years term, $1200 deposit reserve for deed documents attorney fee, $1650 to get in.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1965

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$60,914) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 $3k of equity ($311 loan paydown + $3k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 832 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 832 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 1965 — 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: 2.04% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.56%
• DSCR: 2.58
• GRM: 4.1

CMA / ARV

• ARV (median comp): $60,914
• List price: $45,000
• Delta: -26.13%
• 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
516 W 4th St	0.19mi	2/1.0	950 (-6%)	10mo	$133,000	$140	74
1516 S Frio St	0.25mi	2/1.0	1,050 (+4%)	14mo	$124,999	$119	69
801 S Nueces St	0.33mi	3/1.0 (+1)	1,064 (+6%)	11mo	$59,900	$56	61
716 14th St	0.48mi	2/2.0	1,062 (+6%)	4mo	$30,000	$28	60
1215 Llano	0.61mi	2/2.0	976 (-3%)	5mo	$149,000	$153	58
208 Hollywood St	0.71mi	2/1.0	1,027 (+2%)	12mo	$139,900	$136	54
2016 Magnolia St	0.43mi	2/1.0	1,076 (+7%)	18mo	$75,000	$70	54
1004 San Saba St	0.57mi	2/1.0	900 (-10%)	6mo	$55,000	$61	51
215 E 10th St	0.56mi	2/2.0	1,092 (+9%)	12mo	$165,000	$151	46
111 W Mesquite St	0.51mi	2/1.0	1,136 (+13%)	15mo	$29,000	$26	42
214 E 10th St	0.57mi	2/2.0	1,148 (+14%)	14mo	$153,000	$133	34
213 W 14th St	0.59mi	3/1.0 (+1)	1,148 (+14%)	12mo	$59,900	$52	34

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: 45.3%
• Equity multiple: 3.85×
• Total profit: $35,909
• Equity at exit: $27,330

10-year hold

• IRR: 42.6%
• Equity multiple: 7.93×
• Total profit: $87,343
• Equity at exit: $48,754

Cash invested: $12,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $373

Break-even live

Break-even rent $447

Max offer price $45,000

Occupancy floor 54%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $45,000 Active 832 DOM
2. 2026-06-17
   days on market $45,000 Active 831 DOM
3. 2026-06-16
   days on market $45,000 Active 830 DOM
4. 2026-06-15
   days on market $45,000 Active 829 DOM
5. 2026-06-13
   days on market $45,000 Active 827 DOM
6. 2026-06-12
   days on market $45,000 Active 826 DOM
7. 2026-06-09
   days on market $45,000 Active 823 DOM
8. 2026-06-08
   days on market $45,000 Active 822 DOM
9. 2026-06-08
   days on market $45,000 Active 821 DOM
10. 2026-06-07
    days on market $45,000 Active 820 DOM
11. 2026-06-03
    days on market $45,000 Active 817 DOM
12. 2026-06-02
    days on market $45,000 Active 816 DOM
13. 2026-06-01
    days on market $45,000 Active 815 DOM
14. 2026-05-31
    days on market $45,000 Active 814 DOM
15. 2026-04-25
    price $45,000 323-char remark

    Show marketing remark (323 chars)

    2 bedrooms and 1 bath brick house sits on corner lot next to city stadium, fenced backyard with storage shed, house need repairs and to be sold AS IS condition. seller offer lease to own with 0 down program, $450 monthly rent payment at 20 years term, $1200 deposit reserve for deed documents attorney fee, $1650 to get in.

16. 2025-07-31
    listed $450
17. 2025-07-20
    historical $450
18. 2024-03-09
    listed $450
19. 2024-03-08
    listed $49,900 Active 323-char remark

    Show marketing remark (323 chars)

    2 bedrooms and 1 bath brick house sits on corner lot next to city stadium, fenced backyard with storage shed, house need repairs and to be sold AS IS condition. seller offer lease to own with 0 down program, $450 monthly rent payment at 20 years term, $1200 deposit reserve for deed documents attorney fee, $1650 to get in.

20. 2023-02-23
    historical
21. 2022-08-04
    listed $49,900 Active
22. 2021-11-30
    historical
23. 2021-11-29
    price $45,000
24. 2021-11-02
    listed $36,000 Active
25. 2018-09-17
    soldstatus
26. 2013-12-19
    soldstatus
27. 2009-06-03
    soldstatus
28. 2008-11-12
    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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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: $11,035
• − Mortgage interest: −$2,521
• − Property taxes: −$1,181
• − Insurance: −$225
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$1,309
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,512/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

+25.0% since first listed

14 events — show timeline

• 2026-04-25 Price Changed $45,000 NTREIS
• 2025-07-31 Listed for Rent $450 NTREIS
• 2025-07-20 Rental Removed $450 NTREIS
• 2024-03-09 Listed for Rent $450 NTREIS
• 2024-03-08 Listed $49,900 NTREIS
• 2023-02-23 Listing Removed — NTREIS
• 2022-08-04 Listed $49,900 NTREIS
• 2021-11-30 Listing Removed — NTREIS
• 2021-11-29 Price Changed $45,000 NTREIS
• 2021-11-02 Listed $36,000 NTREIS
• 2018-09-17 Sold (Public Records) — Public Records
• 2013-12-19 Sold (Public Records) — Public Records
• 2009-06-03 Sold (Public Records) — Public Records
• 2008-11-12 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,181 · -46.5% YoY. Source: county tax records.