913 W Mesquite St · Coleman, TX 76834

$55,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 27 Days on market

Built 1950

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 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

KITCHEN HAS LINOLEUM FLOORS AND CEILING FAN. LIVING ROOM HAS FLOATINGWOOD FLOORS, BEDROOMS HAVE HARDWOOD FLOORS. FENCED IN BACK YARD. CUTE HOME FOR 1ST HOME BUYER OR COUPLE.

Key facts

• Built 1950
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($815 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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+, amenities F, commute 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.
• Zoned schools: Coleman El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 339 students, 69% FRL); Coleman J H (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 252 students, 56% FRL); Coleman H S (math 44% / reading 42%, grade F, #708 of 1,632 statewide, top 44%, 203 students, 42% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 120 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 27 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $31,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 S Concho St	0.58mi	2/1.0	728 (-7%)	20mo	$30,000	$41	45

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: 35.4%
• Equity multiple: 3.26×
• Total profit: $34,821
• Equity at exit: $33,403

10-year hold

• IRR: 33.2%
• Equity multiple: 6.65×
• Total profit: $86,990
• Equity at exit: $59,588

Cash invested: $15,400 (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: 120
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $315

Break-even live

Break-even rent $417

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $346	-5% $331	+0% $315	+5% $299	+10% $284
Rent	-10% $251	-5% $283	+0% $315	+5% $347	+10% $379
Rate	-1.0pp $343	-0.5pp $329	base $315	+0.5pp $301	+1.0pp $286

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $55,000 Active 27 DOM
2. 2026-06-21
   days on market $55,000 Active 26 DOM
3. 2026-06-21
   days on market $55,000 Active 25 DOM
4. 2026-06-18
   days on market $55,000 Active 23 DOM
5. 2026-06-17
   days on market $55,000 Active 22 DOM
6. 2026-06-16
   days on market $55,000 Active 21 DOM
7. 2026-06-15
   days on market $55,000 Active 20 DOM
8. 2026-06-13
   days on market $55,000 Active 18 DOM
9. 2026-06-12
   days on market $55,000 Active 17 DOM
10. 2026-06-09
    days on market $55,000 Active 14 DOM
11. 2026-06-08
    days on market $55,000 Active 13 DOM
12. 2026-06-08
    days on market $55,000 Active 12 DOM
13. 2026-06-07
    days on market $55,000 Active 11 DOM
14. 2026-06-03
    days on market $55,000 Active 8 DOM
15. 2026-06-02
    days on market $55,000 Active 7 DOM
16. 2026-06-01
    days on market $55,000 Active 6 DOM
17. 2026-05-31
    days on market $55,000 Active 5 DOM
18. 2026-05-26
    listed $55,000 Active
19. 2007-04-23
    soldstatus 173-char remark

    Show marketing remark (173 chars)

    KITCHEN HAS LINOLEUM FLOORS AND CEILING FAN. LIVING ROOM HAS FLOATINGWOOD FLOORS, BEDROOMS HAVE HARDWOOD FLOORS. FENCED IN BACK YARD. CUTE HOME FOR 1ST HOME BUYER OR COUPLE.

20. 2007-04-23
    soldstatus

    Show marketing remark (173 chars)

    KITCHEN HAS LINOLEUM FLOORS AND CEILING FAN. LIVING ROOM HAS FLOATINGWOOD FLOORS, BEDROOMS HAVE HARDWOOD FLOORS. FENCED IN BACK YARD. CUTE HOME FOR 1ST HOME BUYER OR COUPLE.

21. 2007-04-09
    historical 173-char remark

    Show marketing remark (173 chars)

    KITCHEN HAS LINOLEUM FLOORS AND CEILING FAN. LIVING ROOM HAS FLOATINGWOOD FLOORS, BEDROOMS HAVE HARDWOOD FLOORS. FENCED IN BACK YARD. CUTE HOME FOR 1ST HOME BUYER OR COUPLE.

22. 2006-08-30
    listed $16,000 173-char remark

    Show marketing remark (173 chars)

    KITCHEN HAS LINOLEUM FLOORS AND CEILING FAN. LIVING ROOM HAS FLOATINGWOOD FLOORS, BEDROOMS HAVE HARDWOOD FLOORS. FENCED IN BACK YARD. CUTE HOME FOR 1ST HOME BUYER OR COUPLE.

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$794/yr (+$66/mo · 372.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,783
• − Mortgage interest: −$3,081
• − Property taxes: −$213
• − Insurance: −$275
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$1,600
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,048/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

+243.8% since first listed

5 events — show timeline

• 2026-05-26 Listed $55,000 FSBO.com
• 2007-04-23 Sold (Public Records) — Public Records
• 2007-04-23 Sold (MLS) — NTREIS
• 2007-04-09 Listing Removed — NTREIS
• 2006-08-30 Listed $16,000 NTREIS

Property tax history

-0.1%/yr

Latest (2025): $213 · +6.3% YoY. Source: county tax records.