711 & 713 S Neches St · Coleman, TX 76834

$54,900

2 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 344 Days on market

Built 1940 0.44 ac lot $48/sqft · 16% below area Est $65k · 16% 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 +14.7/15.0
• 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

Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

Key facts

• Metal roof
• Large lot
• Outdoor living

Tags

• METAL ROOF
• COMPLETED FOUNDATION WORK
• LARGE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 $3k of equity ($380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1940 — 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: 1.73% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 4.8

CMA / ARV

• ARV (median comp): $65,379
• List price: $54,900
• Delta: -16.03%
• 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
504 S Concho St	0.21mi	2/1.0	1,178 (+3%)	5mo	$52,000	$44	76
903 W 2nd St	0.32mi	3/2.0 (+1)	1,158 (+1%)	11mo	$129,900	$112	69
1115 S Colorado St	0.39mi	2/1.0	1,179 (+3%)	5mo	$62,500	$53	68
801 S Nueces St	0.06mi	3/1.0 (+1)	1,064 (-7%)	11mo	$59,900	$56	68
515 W Walnut	0.17mi	3/2.0 (+1)	1,232 (+8%)	11mo	$169,000	$137	65
1216 5th Ave	0.38mi	2/1.0	1,196 (+5%)	7mo	$115,000	$96	64
1510 S Colorado St	0.54mi	2/1.0	1,204 (+5%)	12mo	$199,999	$166	52
208 N Neches St	0.52mi	2/1.0	1,040 (-9%)	7mo	$29,990	$29	51
1215 Llano	0.52mi	2/2.0	976 (-14%)	5mo	$149,000	$153	47
608 E 8th St	0.72mi	3/2.0 (+1)	1,260 (+10%)	4mo	$155,500	$123	41
203 Hollywood St	0.75mi	3/2.0 (+1)	1,284 (+12%)	10mo	$117,000	$91	32
801 E 5th St	0.70mi	3/1.0 (+1)	988 (-14%)	7mo	$87,000	$88	30

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: 33.6%
• Equity multiple: 3.15×
• Total profit: $33,022
• Equity at exit: $33,342

10-year hold

• IRR: 31.5%
• Equity multiple: 6.42×
• Total profit: $83,323
• Equity at exit: $59,479

Cash invested: $15,372 (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: 4.8×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $286

Break-even live

Break-even rent $586

Max offer price $54,900

Occupancy floor 65%

Sensitivity live

Price	-10% $317	-5% $301	+0% $286	+5% $270	+10% $255
Rent	-10% $211	-5% $248	+0% $286	+5% $323	+10% $361
Rate	-1.0pp $313	-0.5pp $300	base $286	+0.5pp $272	+1.0pp $257

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-05-11
   price $54,900 568-char remark

   Show marketing remark (568 chars)

   Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

2. 2026-02-06
   price $59,900 568-char remark

   Show marketing remark (568 chars)

   Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

3. 2025-12-27
   price $64,900 568-char remark

   Show marketing remark (568 chars)

   Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

4. 2025-12-12
   historical
5. 2025-07-21
   price $69,900 568-char remark

   Show marketing remark (568 chars)

   Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

6. 2025-06-19
   listed $74,900 Active 568-char remark

   Show marketing remark (568 chars)

   Investor Special! 2 Bed, 2 Bath Home on Spacious Lot in Coleman, TX. Sold As-Is Great opportunity for investors! This 2 bedroom, 2 bath home in Coleman, TX is being sold As-Is, ready for your vision and finishing touches. Recent updates include a new metal roof and completed foundation work, providing a solid starting point for your next project. Situated on a large lot, there’s ample room for expansion, outdoor living, or additional structures. Whether you’re looking to flip, rent, or hold, this property offers solid potential in a growing market.

7. 2025-01-04
   price $70,000
8. 2025-01-03
   status Active
9. 2024-12-12
   historical
10. 2024-11-17
    price $80,000
11. 2024-08-22
    price $84,000
12. 2024-07-28
    price $89,000
13. 2024-06-27
    soldstatus
14. 2024-06-11
    listed $100,000 Active
15. 2024-02-29
    historical
16. 2023-09-03
    listed $99,900 Active
17. 2022-04-12
    historical
18. 2022-01-12
    listed $89,000
19. 2020-12-28
    historical
20. 2020-12-08
    price $39,999
21. 2020-06-17
    price $43,500
22. 2020-01-20
    listed $45,000 Active
23. 2018-08-01
    soldstatus
24. 2015-02-03
    soldstatus Sold
25. 2015-01-29
    status Pending
26. 2015-01-21
    price $6,500
27. 2015-01-13
    status Active
28. 2015-01-08
    historical Active Option Contract
29. 2015-01-02
    price $7,900
30. 2014-11-23
    price $9,900
31. 2014-09-22
    listed $13,900 Active
32. 2014-06-05
    historical
33. 2014-06-05
    price $13,900
34. 2014-05-15
    price $14,900
35. 2014-04-24
    price $15,900
36. 2014-04-03
    listed $16,900 Active
37. 2013-11-01
    soldstatus
38. 2007-12-31
    soldstatus
39. 2007-12-03
    historical
40. 2007-07-25
    listed $25,500

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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: $11,377
• − Mortgage interest: −$3,075
• − Property taxes: −$1,828
• − Insurance: −$274
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,597
• Taxable income: $2,781
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $2,763/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

+115.3% since first listed

40 events — show timeline

• 2026-05-11 Price Changed $54,900 NTREIS
• 2026-02-06 Price Changed $59,900 NTREIS
• 2025-12-27 Price Changed $64,900 NTREIS
• 2025-12-12 Listing Removed — CTXMLS
• 2025-07-21 Price Changed $69,900 NTREIS
• 2025-06-19 Listed $74,900 NTREIS
• 2025-01-04 Price Changed $70,000 CTXMLS
• 2025-01-03 Relisted — CTXMLS
• 2024-12-12 Listing Removed — CTXMLS
• 2024-11-17 Price Changed $80,000 CTXMLS
• 2024-08-22 Price Changed $84,000 CTXMLS
• 2024-07-28 Price Changed $89,000 CTXMLS
• 2024-06-27 Sold (Public Records) — Public Records
• 2024-06-11 Listed $100,000 CTXMLS
• 2024-02-29 Listing Removed — NTREIS
• 2023-09-03 Listed $99,900 NTREIS
• 2022-04-12 Delisted — SAAR TX
• 2022-01-12 Listed $89,000 SAAR TX
• 2020-12-28 Listing Removed — NTREIS
• 2020-12-08 Price Changed $39,999 NTREIS
• 2020-06-17 Price Changed $43,500 NTREIS
• 2020-01-20 Listed $45,000 NTREIS
• 2018-08-01 Sold (Public Records) — Public Records
• 2015-02-03 Sold (MLS) — NTREIS
• 2015-01-29 Pending — NTREIS
• 2015-01-21 Price Changed $6,500 NTREIS
• 2015-01-13 Relisted — NTREIS
• 2015-01-08 Contingent — NTREIS
• 2015-01-02 Price Changed $7,900 NTREIS
• 2014-11-23 Price Changed $9,900 NTREIS
• 2014-09-22 Listed $13,900 NTREIS
• 2014-06-05 Price Changed $13,900 NTREIS
• 2014-06-05 Listing Removed — NTREIS
• 2014-05-15 Price Changed $14,900 NTREIS
• 2014-04-24 Price Changed $15,900 NTREIS
• 2014-04-03 Listed $16,900 NTREIS
• 2013-11-01 Sold (Public Records) — Public Records
• 2007-12-31 Sold (MLS) — NTREIS
• 2007-12-03 Listing Removed — NTREIS
• 2007-07-25 Listed $25,500 NTREIS

Property tax history

+17.0%/yr

Latest (2025): $1,828 · -11.5% YoY. Source: county tax records.