1400 S Concho St · Coleman, TX 76834

$32,900

1 bd · 1.0 ba · 1,784 sqft · SingleFamily · 16 Days on market

Built 1950 Poor condition 7,405 sqft lot

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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 +1.0/5.0

Listing remarks

Property zoned to commercial. Previously used as laundromat. Conveniently located at one block away from a major shop in town. Huge potential. Priced at lot value. Dream of owning a piece of commercial property, here is your chance.

Key facts

• Huge potential
• Zoned to commercial
• Priced at lot value

Tags

• ZONED TO COMMERCIAL
• PREVIOUSLY USED AS LAUNDROMAT
• CONVENIENTLY LOCATED
• HUGE POTENTIAL
• PRICED AT LOT VALUE

Property features AI

Finance

• Other: Total building area approximately 1,784; Lot size approximately 7,188 square feet (0.17 acre)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (single level); Built in 1950
• Construction: Brick construction
• Exterior features: Metal roof; Lot includes 'Other' features

Interior

• Bedrooms: Bedroom on the first floor (20 x 50)
• Bathrooms: Two half bathrooms
• Heating & cooling: Window heating; Window cooling units
• Interior features: One main room listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $33k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $33k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: 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 ($227 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $32,406 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.75% ✓
• Cap rate: 24.09%
• Cash-on-cash: 63.55%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $156,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S Commercial Ave	0.38mi	2/2.0 (+1)	1,815 (+2%)	16mo	$159,000	$88	57

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: 71.0%
• Equity multiple: 5.33×
• Total profit: $39,927
• Equity at exit: $19,981

10-year hold

• IRR: 68.3%
• Equity multiple: 11.13×
• Total profit: $93,326
• Equity at exit: $35,644

Cash invested: $9,212 (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: 3.0×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $488

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 41%

Sensitivity live

Price	-10% $511	-5% $499	+0% $488	+5% $477	+10% $465
Rent	-10% $416	-5% $452	+0% $488	+5% $524	+10% $559
Rate	-1.0pp $504	-0.5pp $496	base $488	+0.5pp $479	+1.0pp $471

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $32,900 Active 16 DOM
2. 2026-06-21
   days on market $32,900 Active 15 DOM
3. 2026-06-18
   days on market $32,900 Active 13 DOM
4. 2026-06-17
   days on market $32,900 Active 12 DOM
5. 2026-06-16
   days on market $32,900 Active 11 DOM
6. 2026-06-15
   days on market $32,900 Active 10 DOM
7. 2026-06-13
   days on market $32,900 Active 8 DOM
8. 2026-06-12
   days on market $32,900 Active 7 DOM
9. 2026-06-09
   days on market $32,900 Active 4 DOM
10. 2026-06-08
    days on market $32,900 Active 3 DOM
11. 2026-06-08
    days on market $32,900 Active 2 DOM
12. 2026-06-07
    remarks 232-char remark
13. 2026-06-07
    listed $32,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,864
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$957
• Taxable income: $5,668
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,494/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior paint, new windows, and roof repair. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major exterior paint — Peeling paint indicates significant deterioration
• Major windows — Broken windows suggest structural damage
• Major roof — Visible damage to the roof

Value-add opportunities

• Both exterior paint job — Fresh paint can significantly improve curb appeal and value
• Both new windows — New windows can improve energy efficiency and safety
• Both roof repair — A new roof is essential for structural integrity and longevity

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint indicates significant deterioration	Major	$15,000–50,000
windows · Broken windows suggest structural damage	Major	$15,000–50,000
roof · Visible damage to the roof	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint job — Fresh paint can significantly improve curb appeal and value ↑
• Both new windows — New windows can improve energy efficiency and safety ↑
• Both roof repair — A new roof is essential for structural integrity and longevity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+135.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $32,900 HARMLS
• 2026-02-26 Listing Removed — HARMLS
• 2025-12-08 Price Changed $34,900 HARMLS
• 2025-02-26 Listed $50,000 HARMLS
• 2020-09-09 Listing Removed — HARMLS
• 2020-08-31 Listed $14,000 HARMLS