406 S 2nd St · Coolidge, TX 76635

$59,000

2 bd · 2.0 ba · 2,282 sqft · SingleFamily · 153 Days on market

Built 1985 Poor condition 0.70 ac lot $26/sqft · 94% below area ↓ 9% since listing

---

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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Charming property located in the heart of Coolidge with convenient access to TX-7, I-35, and nearby towns including Marlin, Mexia, and Waco. Situated on a quiet street, this home offers small-town living with proximity to local schools, dining, and community amenities. Ideal for buyers seeking an affordable residence or investment opportunity in Central Texas, with easy commuting routes and minimal traffic.

Key facts

• 0.7 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#904 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Coolidge ISD (rural): math 55% / reading 45% proficiency, ranked #407 of 1,141 in TX (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $954,279
• List price: $59,000
• Delta: -93.82%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Jester	0.40mi	3/2.0 (+1)	2,152 (-6%)	10mo	$45,000	$21	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.97×
• Total profit: $32,619
• Equity at exit: $26,529

10-year hold

• IRR: 35.1%
• Equity multiple: 5.87×
• Total profit: $80,419
• Equity at exit: $40,884

Cash invested: $16,520 (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 76635

• Active inventory: 15
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $400

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 56%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 153 DOM
2. 2026-06-17
   days on market $59,000 Active 152 DOM
3. 2026-06-16
   days on market $59,000 Active 151 DOM
4. 2026-06-15
   days on market $59,000 Active 150 DOM
5. 2026-06-13
   days on market $59,000 Active 148 DOM
6. 2026-06-12
   days on market $59,000 Active 147 DOM
7. 2026-06-09
   days on market $59,000 Active 144 DOM
8. 2026-06-08
   days on market $59,000 Active 143 DOM
9. 2026-06-08
   days on market $59,000 Active 142 DOM
10. 2026-06-05
    days on market $59,000 Active 140 DOM
11. 2026-06-03
    days on market $59,000 Active 138 DOM
12. 2026-06-02
    days on market $59,000 Active 137 DOM
13. 2026-06-01
    days on market $59,000 Active 136 DOM
14. 2026-05-31
    days on market $59,000 Active 135 DOM
15. 2026-02-06
    price $59,000 410-char remark

    Show marketing remark (410 chars)

    Charming property located in the heart of Coolidge with convenient access to TX-7, I-35, and nearby towns including Marlin, Mexia, and Waco. Situated on a quiet street, this home offers small-town living with proximity to local schools, dining, and community amenities. Ideal for buyers seeking an affordable residence or investment opportunity in Central Texas, with easy commuting routes and minimal traffic.

16. 2026-01-16
    price $69,400 410-char remark

    Show marketing remark (410 chars)

    Charming property located in the heart of Coolidge with convenient access to TX-7, I-35, and nearby towns including Marlin, Mexia, and Waco. Situated on a quiet street, this home offers small-town living with proximity to local schools, dining, and community amenities. Ideal for buyers seeking an affordable residence or investment opportunity in Central Texas, with easy commuting routes and minimal traffic.

17. 2026-01-16
    listed $65,000 Active 410-char remark

    Show marketing remark (410 chars)

    Charming property located in the heart of Coolidge with convenient access to TX-7, I-35, and nearby towns including Marlin, Mexia, and Waco. Situated on a quiet street, this home offers small-town living with proximity to local schools, dining, and community amenities. Ideal for buyers seeking an affordable residence or investment opportunity in Central Texas, with easy commuting routes and minimal traffic.

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,274
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,716
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $3,818/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding, and landscaping. Immediate action is needed to stabilize the property and improve its value.

Repairs flagged

• Major roof — Exposed rafters and missing shingles
• Major exterior siding — Severe peeling and damage
• Major exterior paint — Peeling and poor condition
• Major landscaping — Overgrown and debris scattered
• Major fencing — In disrepair

Value-add opportunities

• Both New roof — Critical to safety and appearance
• Both New siding and paint — Improves curb appeal and value
• Both Landscaping and debris removal — Enhances curb appeal and safety
• Both Repair fencing — Improves safety and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed rafters and missing shingles	Major	$15,000–50,000
exterior siding · Severe peeling and damage	Major	$15,000–50,000
exterior paint · Peeling and poor condition	Major	$15,000–50,000
landscaping · Overgrown and debris scattered	Major	$15,000–50,000
fencing · In disrepair	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — Critical to safety and appearance ↑
• Both New siding and paint — Improves curb appeal and value ↑
• Both Landscaping and debris removal — Enhances curb appeal and safety ↑
• Both Repair fencing — Improves safety and property value ↑

ⓘ 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: Coolidge ISD
• NCES district ID: 4815120
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $35,923
• Composite: 43.48/100
• National rank: #6464
• State rank: #407 of 1141 in TX

Livability — Coolidge

• Score: 62/100
• State rank: #904
• US rank: #16198

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, TX
• Population (ZIP): 1,382

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 21% Black 14%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Iranian 1%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.2% since first listed

3 events — show timeline

• 2026-02-06 Price Changed $59,000 NTREIS
• 2026-01-16 Price Changed $69,400 NTREIS
• 2026-01-16 Listed $65,000 NTREIS