803 S Neches St · Coleman, TX 76834

$29,800

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 1054 Days on market

Built 1960 7,405 sqft lot $40/sqft · 24% below area Est $39k · 24% 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

Home for sale in Coleman, TX. Fixer upper

Key facts

• 7,405 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Property status: For Sale (Active)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport (1 covered space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Preowned (built in 1960); Not attached to other properties; Deed restrictions
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation; Built in 1960
• Exterior features: Lot under 0.5 acre (approximately 0.17 acre); Subdivision: Sanders

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on main level (12 x 11); Second bedroom on main level (11 x 10)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One living area and one dining area; 3 rooms total; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

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 ($803 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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+, 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).
• 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 ($206 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1054 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask is 7350% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $26,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 1054 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 1960 — 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: 2.69% ✓
• Cap rate: 21.31%
• Cash-on-cash: 53.62%
• DSCR: 3.39
• GRM: 3.1

CMA / ARV

• ARV (median comp): $39,340
• List price: $29,800
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 S Concho St	0.25mi	2/1.0	728 (-2%)	20mo	$30,000	$41	68
514 W 4th St	0.14mi	2/1.0	648 (-13%)	12mo	$85,000	$131	62
408 E 4th St	0.48mi	2/1.0	752 (+1%)	21mo	$49,900	$66	58
217 W 13th St	0.74mi	2/1.0	720 (-3%)	14mo	$48,000	$67	48

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: 61.8%
• Equity multiple: 4.81×
• Total profit: $31,799
• Equity at exit: $18,098

10-year hold

• IRR: 59.0%
• Equity multiple: 10.01×
• Total profit: $75,203
• Equity at exit: $32,286

Cash invested: $8,344 (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: 3.1×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$156
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $373

Break-even live

Break-even rent $331

Max offer price $29,800

Occupancy floor 49%

Sensitivity live

Price	-10% $390	-5% $381	+0% $373	+5% $364	+10% $356
Rent	-10% $309	-5% $341	+0% $373	+5% $405	+10% $436
Rate	-1.0pp $388	-0.5pp $380	base $373	+0.5pp $365	+1.0pp $357

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: $7,450
• Closing costs: $894
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $29,800 Active 1054 DOM
2. 2026-06-18
   days on market $29,800 Active 1052 DOM
3. 2026-06-17
   days on market $29,800 Active 1051 DOM
4. 2026-06-16
   days on market $29,800 Active 1050 DOM
5. 2026-06-15
   days on market $29,800 Active 1049 DOM
6. 2026-06-13
   days on market $29,800 Active 1047 DOM
7. 2026-06-12
   days on market $29,800 Active 1046 DOM
8. 2026-06-09
   days on market $29,800 Active 1043 DOM
9. 2026-06-08
   days on market $29,800 Active 1042 DOM
10. 2026-06-08
    days on market $29,800 Active 1041 DOM
11. 2026-06-07
    days on market $29,800 Active 1040 DOM
12. 2026-06-03
    days on market $29,800 Active 1037 DOM
13. 2026-06-02
    days on market $29,800 Active 1036 DOM
14. 2026-06-01
    days on market $29,800 Active 1035 DOM
15. 2026-05-31
    days on market $29,800 Active 1034 DOM
16. 2025-05-16
    listed $400
17. 2025-05-16
    status Active
18. 2025-01-31
    historical $400
19. 2024-04-23
    listed $400
20. 2024-04-01
    historical $400
21. 2024-03-31
    historical
22. 2023-09-25
    status Active
23. 2023-08-24
    listed $400
24. 2023-08-23
    historical
25. 2023-08-23
    listed $29,800 Active
26. 2023-03-16
    listed $29,800 Active
27. 2022-04-20
    soldstatus Closed 41-char remark

    Show marketing remark (41 chars)

    Home for sale in Coleman, TX. Fixer upper

28. 2022-03-20
    status Pending 41-char remark

    Show marketing remark (41 chars)

    Home for sale in Coleman, TX. Fixer upper

29. 2022-03-11
    listed $15,000 Active 41-char remark

    Show marketing remark (41 chars)

    Home for sale in Coleman, TX. Fixer upper

30. 2021-10-04
    soldstatus Sold
31. 2021-09-08
    status Pending
32. 2021-08-24
    status Option Pending
33. 2020-10-28
    status Active
34. 2020-09-09
    historical
35. 2020-08-24
    listed $10,000 Active

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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: $9,630
• − Mortgage interest: −$1,669
• − Property taxes: −$1,110
• − Insurance: −$149
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$867
• Taxable income: $4,295
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $3,443/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

+198.0% since first listed

20 events — show timeline

• 2025-05-16 Listed for Rent $400 NTREIS
• 2025-05-16 Relisted — NTREIS
• 2025-01-31 Rental Removed $400 NTREIS
• 2024-04-23 Listed for Rent $400 NTREIS
• 2024-04-01 Rental Removed $400 HARMLS
• 2024-03-31 Listing Removed — HARMLS
• 2023-09-25 Relisted — NTREIS
• 2023-08-24 Listed for Rent $400 HARMLS
• 2023-08-23 Rental Removed — NTREIS
• 2023-08-23 Listed $29,800 HARMLS
• 2023-03-16 Listed $29,800 NTREIS
• 2022-04-20 Sold (MLS) — NTREIS
• 2022-03-20 Pending — NTREIS
• 2022-03-11 Listed $15,000 NTREIS
• 2021-10-04 Sold (MLS) — HARMLS
• 2021-09-08 Pending — HARMLS
• 2021-08-24 Pending — HARMLS
• 2020-10-28 Relisted — HARMLS
• 2020-09-09 Listing Removed — HARMLS
• 2020-08-24 Listed $10,000 HARMLS

Property tax history

+12.3%/yr

Latest (2025): $1,110 · -10.8% YoY. Source: county tax records.