208 E 4th St · Coleman, TX 76834

$29,900

2 bd · 2.0 ba · 800 sqft · SingleFamily public records · 384 Days on market

Built 1950 6,970 sqft lot $37/sqft · 52% below area ↓ 46% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

Key facts

• New framing
• New plumbing
• Open plan layout

Tags

• OPEN PLAN LAYOUT
• NEW FRAMING
• NEW PLUMBING
• REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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 $2k of equity ($207 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 384 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 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 1950 — 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: 2.70% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.05%
• DSCR: 3.36
• GRM: 3.1

CMA / ARV

• ARV (median comp): $61,708
• List price: $29,900
• Delta: -51.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 San Saba St	0.07mi	2/1.0	900 (+12%)	6mo	$55,000	$61	67
408 E 4th St	0.11mi	2/1.0	752 (-6%)	21mo	$49,900	$66	63
1109 S Concho St	0.15mi	2/1.0	728 (-9%)	20mo	$30,000	$41	57
217 W 13th St	0.61mi	2/1.0	720 (-10%)	14mo	$48,000	$67	39
501 E 10th St	0.36mi	2/1.0	912 (+14%)	20mo	$62,500	$69	39

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: 61.2%
• Equity multiple: 4.78×
• Total profit: $31,654
• Equity at exit: $18,159

10-year hold

• IRR: 58.5%
• Equity multiple: 9.95×
• Total profit: $74,922
• Equity at exit: $32,394

Cash invested: $8,372 (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: 3.1×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $370

Break-even live

Break-even rent $339

Max offer price $29,900

Occupancy floor 49%

Sensitivity live

Price	-10% $387	-5% $379	+0% $370	+5% $362	+10% $353
Rent	-10% $306	-5% $338	+0% $370	+5% $402	+10% $434
Rate	-1.0pp $385	-0.5pp $378	base $370	+0.5pp $362	+1.0pp $354

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $29,900 Active 384 DOM
2. 2026-06-21
   days on market $29,900 Active 383 DOM
3. 2026-06-18
   days on market $29,900 Active 381 DOM
4. 2026-06-17
   days on market $29,900 Active 380 DOM
5. 2026-06-16
   days on market $29,900 Active 379 DOM
6. 2026-06-15
   days on market $29,900 Active 378 DOM
7. 2026-06-13
   days on market $29,900 Active 376 DOM
8. 2026-06-12
   days on market $29,900 Active 375 DOM
9. 2026-06-09
   days on market $29,900 Active 372 DOM
10. 2026-06-08
    days on market $29,900 Active 371 DOM
11. 2026-06-08
    days on market $29,900 Active 370 DOM
12. 2026-06-07
    days on market $29,900 Active 369 DOM
13. 2026-06-03
    days on market $29,900 Active 366 DOM
14. 2026-06-02
    days on market $29,900 Active 365 DOM
15. 2026-06-01
    days on market $29,900 Active 364 DOM
16. 2026-05-31
    days on market $29,900 Active 363 DOM
17. 2026-03-04
    status Active 838-char remark

    Show marketing remark (838 chars)

    This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

18. 2025-12-31
    historical 838-char remark

    Show marketing remark (838 chars)

    This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

19. 2025-06-11
    price $29,900 838-char remark

    Show marketing remark (838 chars)

    This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

20. 2025-05-05
    price $34,900 838-char remark

    Show marketing remark (838 chars)

    This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

21. 2025-03-31
    listed $39,900 Active 838-char remark

    Show marketing remark (838 chars)

    This charming two-story home is a blank slate, perfect for those looking to create their dream space. Located in a desirable area, the property is currently in the middle of a remodel, with a fresh, open-plan layout offering endless potential. With new framing and plumbing already in place, this home is ready for the finishing touches to make it your own. The home features 2 spacious bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floor plan offers a bright, airy atmosphere, ideal for both everyday living and entertaining. Whether you're a seasoned renovator or a first-time homebuyer with a vision, this property is an exciting opportunity to craft a space that suits your lifestyle. Don't miss out on this fantastic investment—schedule a showing today and let your creativity run wild!

22. 2023-04-06
    soldstatus Closed 254-char remark

    Show marketing remark (254 chars)

    Great investment property with a solid structure. could be a rental or fixer upper. Electric service has been upgraded as well as new wiring throughout. quiet neighborhood on paved road. Minutes away from downtown shopping, dining, hospitals and schools.

23. 2023-01-11
    soldstatus
24. 2022-12-26
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Great investment property with a solid structure. could be a rental or fixer upper. Electric service has been upgraded as well as new wiring throughout. quiet neighborhood on paved road. Minutes away from downtown shopping, dining, hospitals and schools.

25. 2022-10-12
    price $44,900 254-char remark

    Show marketing remark (254 chars)

    Great investment property with a solid structure. could be a rental or fixer upper. Electric service has been upgraded as well as new wiring throughout. quiet neighborhood on paved road. Minutes away from downtown shopping, dining, hospitals and schools.

26. 2022-09-19
    listed $54,950 Active 254-char remark

    Show marketing remark (254 chars)

    Great investment property with a solid structure. could be a rental or fixer upper. Electric service has been upgraded as well as new wiring throughout. quiet neighborhood on paved road. Minutes away from downtown shopping, dining, hospitals and schools.

27. 2008-02-20
    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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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: $9,687
• − Mortgage interest: −$1,675
• − Property taxes: −$1,180
• − Insurance: −$150
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$870
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $3,418/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

-45.6% since first listed

11 events — show timeline

• 2026-03-04 Relisted — NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-06-11 Price Changed $29,900 NTREIS
• 2025-05-05 Price Changed $34,900 NTREIS
• 2025-03-31 Listed $39,900 NTREIS
• 2023-04-06 Sold (MLS) — NTREIS
• 2023-01-11 Sold (Public Records) — Public Records
• 2022-12-26 Pending — NTREIS
• 2022-10-12 Price Changed $44,900 NTREIS
• 2022-09-19 Listed $54,950 NTREIS
• 2008-02-20 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,180 · -7.9% YoY. Source: county tax records.