212 E 2nd St · Coleman, TX 76834

$129,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 154 Days on market

Built 1960 7,797 sqft lot Est $124k · at est. ↓ 12% 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).

• Cash flow +8.8/30.0
• Appreciation +7.8/10.0
• ARV discount +5.6/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0

Listing remarks

This beautifully remodeled 3-bedroom, 1.5-bath home in Coleman, Texas offers a fresh new start just blocks from the vibrant downtown area. Sitting on a large lot, this property blends modern upgrades with a convenient location. Every inch of the home has been thoughtfully updated, including brand-new central heat and air, upgraded electrical, all new flooring, and fresh interior and exterior paint. The custom kitchen features newly installed countertops and comes fully equipped with all new appliances, including a stove, refrigerator, dishwasher, washer, and dryer—an incredible move-in bonus! New windows and screens provide energy efficiency and great natural light, while a brand-new

Key facts

• Custom kitchen
• Large lot
• Natural light

Tags

• REMODELED HOME
• LARGE LOT
• CUSTOM KITCHEN
• NEW APPLIANCES
• ENERGY EFFICIENCY
• NATURAL LIGHT

Property features AI

Finance

• Other: Property for sale (Active Under Contract); Possession at closing/funding
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property; Preowned (built 1960)
• Construction: Brick and siding construction; Composition roof; Slab foundation; Built in 1960
• Exterior features: Lot under 0.5 acre; Subdivision: Clow 2 Add Town Coleman

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Decorative lighting; One living area; Two total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (26.6% below list).
• Recommended offer: $95k (26.6% below list) — sets the bar for 1% rule.

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 $8k of equity ($892 loan paydown + $7k 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 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,720 (26.6% 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 154 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $123,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 S Colorado St	0.15mi	2/1.0 (-1)	1,179 (+7%)	5mo	$62,500	$53	70
801 S Nueces St	0.42mi	3/1.0	1,064 (-4%)	11mo	$59,900	$56	63
504 S Concho St	0.30mi	2/1.0 (-1)	1,178 (+7%)	5mo	$52,000	$44	63
1215 Llano	0.22mi	2/2.0 (-1)	976 (-12%)	5mo	$149,000	$153	59
801 E 5th St	0.35mi	3/1.0	988 (-10%)	7mo	$87,000	$88	58
129 Roselawn St	0.68mi	3/1.0	1,156 (+5%)	4mo	$139,900	$121	55
608 E 8th St	0.42mi	3/2.0	1,260 (+14%)	4mo	$155,500	$123	52
903 W 2nd St	0.66mi	3/2.0	1,158 (+5%)	11mo	$129,900	$112	50
515 W Walnut	0.48mi	3/2.0	1,232 (+12%)	11mo	$169,000	$137	47
208 N Neches St	0.70mi	2/1.0 (-1)	1,040 (-6%)	7mo	$29,990	$29	44
1216 5th Ave	0.63mi	2/1.0 (-1)	1,196 (+8%)	7mo	$115,000	$96	44
516 W 4th St	0.42mi	2/1.0 (-1)	950 (-14%)	10mo	$133,000	$140	42

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: 11.6%
• Equity multiple: 1.77×
• Total profit: $27,853
• Equity at exit: $78,345

10-year hold

• IRR: 12.6%
• Equity multiple: 3.44×
• Total profit: $87,971
• Equity at exit: $139,760

Cash invested: $36,120 (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: 11.3×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-107

Break-even live

Break-even rent $1,082

Max offer price $110,139

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-70	+0% $-107	+5% $-143	+10% $-180
Rent	-10% $-182	-5% $-144	+0% $-107	+5% $-69	+10% $-32
Rate	-1.0pp $-42	-0.5pp $-74	base $-107	+0.5pp $-140	+1.0pp $-174

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-03-07
   price $129,000
4. 2026-01-07
   price $139,000
5. 2025-11-28
   listed $146,900 Active
6. 2007-03-13
   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: $1,498 · $125/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$863/yr (+$72/mo · 57.6%)

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

Taxation est. · year 1

• Rental income: $11,366
• − Mortgage interest: −$7,226
• − Property taxes: −$1,498
• − Insurance: −$645
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$3,753
• Taxable loss: −$3,574
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $-423/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

-12.2% since first listed

6 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-03-07 Price Changed $129,000 NTREIS
• 2026-01-07 Price Changed $139,000 NTREIS
• 2025-11-28 Listed $146,900 NTREIS
• 2007-03-13 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,498 · -11.8% YoY. Source: county tax records.