775 County Road 194 · Coleman, TX 76834

$150,000

5 bd · 3.0 ba · 2,400 sqft · Other public records · 182 Days on market

Built 2007 2.32 ac lot ↓ 45% since listing

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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).

• Appreciation +7.8/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

Key facts

• Wrap around porch
• Open floor plan
• Built in book cases

Tags

• OPEN FLOOR PLAN
• BUILT IN BOOK CASES
• SEPARATE ROOM FOR OFFICE
• WRAP AROUND PORCH
• ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.6% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for cash-flow.

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 $10k of equity ($1k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,468 (21.7% 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 182 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.81% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.68×
• Total profit: $28,661
• Equity at exit: $91,099

10-year hold

• IRR: 11.5%
• Equity multiple: 3.25×
• Total profit: $94,519
• Equity at exit: $162,512

Cash invested: $42,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$300 /mo · $3,594/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-184

Break-even live

Break-even rent $1,454

Max offer price $117,468

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   days on market $150,000 Active 182 DOM
2. 2026-06-09
   days on market $150,000 Active 179 DOM
3. 2026-06-08
   days on market $150,000 Active 178 DOM
4. 2026-06-08
   days on market $150,000 Active 177 DOM
5. 2026-06-07
   days on market $150,000 Active 176 DOM
6. 2026-06-03
   days on market $150,000 Active 173 DOM
7. 2026-06-02
   days on market $150,000 Active 172 DOM
8. 2026-06-01
   days on market $150,000 Active 171 DOM
9. 2026-05-31
   days on market $150,000 Active 170 DOM
10. 2026-05-17
    price $150,000 1191-char remark

    Show marketing remark (1191 chars)

    Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

11. 2026-03-17
    price $175,000 1191-char remark

    Show marketing remark (1191 chars)

    Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

12. 2026-02-01
    price $200,000 1191-char remark

    Show marketing remark (1191 chars)

    Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

13. 2026-01-20
    price $250,000 1191-char remark

    Show marketing remark (1191 chars)

    Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

14. 2025-12-12
    listed $275,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    Unique 2,400 sq. ft. property offering exceptional versatility for residential or commercial use. Perfect for a large family home, hunter’s lodge, event venue, or business opportunity. Previously used as a private residence and easily converted back. This property features an open-concept layout with living, dining, and kitchen areas on the east side, ideal for entertaining and gatherings. A separate office is located off the main entry. The west side includes three bedroom areas, including a front bedroom with a private exterior entrance and direct access to a full bathroom. Three full bathrooms, a separate laundry room, pantry, and additional storage complete the interior. Enjoy peaceful mornings and evenings from the wraparound porch on three sides, offering beautiful sunrise and sunset views. Secluded yet conveniently located just minutes from Coleman, approximately 30 minutes to Brownwood, and about 2.5 hours from Fort Worth. The acreage provides plenty of room for gardening, livestock, and outdoor living—perfect for those seeking a self sustaining lifestyle. Motivated seller! Text listing agent for appointments only. All offers must be submitted by email.

15. 2022-01-06
    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: $3,594 · $300/mo
• Projected year-2 tax: $3,594 · $300/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: $14,650
• − Mortgage interest: −$8,402
• − Property taxes: −$3,594
• − Insurance: −$750
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,364
• Taxable loss: −$4,804
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $-1,057/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

• 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

-45.5% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $150,000 NTREIS
• 2026-03-17 Price Changed $175,000 NTREIS
• 2026-02-01 Price Changed $200,000 NTREIS
• 2026-01-20 Price Changed $250,000 NTREIS
• 2025-12-12 Listed $275,000 NTREIS
• 2022-01-06 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,594 · -10.7% YoY. Source: county tax records.