401 N 1st · Coahoma, TX 79511

$119,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 100 Days on market

Built 1955 8,364 sqft lot ↓ 32% since listing

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Why this score? — see what drove the C- 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 +18.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

Key facts

• City park
• Carport
• Workshop

Tags

• TWO SPACIOUS LIVING AREAS
• CARPORT
• WORKSHOP
• ADDITIONAL STORAGE BUILDING
• CONVENIENT ACCESS TO SCHOOL
• CITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (3.9% below list).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#783 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• Coahoma ISD (rural): math 25% / reading 32% proficiency, ranked #649 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($823 loan paydown + $6k appreciation (5.2% local appreciation)).
• Howard County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.05×
• Total profit: $35,022
• Equity at exit: $68,628

10-year hold

• IRR: 16.7%
• Equity multiple: 4.00×
• Total profit: $99,797
• Equity at exit: $119,440

Cash invested: $33,320 (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 79511

• Home prices YoY: 3.2%
• Active inventory: 18
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $102

Break-even live

Break-even rent $1,015

Max offer price $119,000

Occupancy floor 86%

Sensitivity live

Price	-10% $169	-5% $135	+0% $102	+5% $68	+10% $34
Rent	-10% $11	-5% $56	+0% $102	+5% $147	+10% $192
Rate	-1.0pp $162	-0.5pp $132	base $102	+0.5pp $71	+1.0pp $39

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-05
   status $119,000 Pending 100 DOM
2. 2026-06-03
   days on market $119,000 Active 100 DOM
3. 2026-06-02
   days on market $119,000 Active 99 DOM
4. 2026-06-01
   days on market $119,000 Active 98 DOM
5. 2026-05-31
   days on market $119,000 Active 97 DOM
6. 2026-05-30
   days on market $119,000 Active 96 DOM
7. 2026-04-29
   status Active 233-char remark

   Show marketing remark (233 chars)

   Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

8. 2026-04-29
   price $119,000 233-char remark

   Show marketing remark (233 chars)

   Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

9. 2026-04-22
   historical Active Under Contract 233-char remark

   Show marketing remark (233 chars)

   Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

10. 2026-03-31
    price $132,000 233-char remark

    Show marketing remark (233 chars)

    Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

11. 2026-02-23
    listed $149,000 Active 233-char remark

    Show marketing remark (233 chars)

    Charming 3-bedroom, 1-bath home offering two spacious living areas. Features include a carport, workshop, and additional storage building. Located in Coahoma ISD with convenient access to the school, city park, and local restaurants.

12. 2025-11-11
    price $165,000
13. 2025-10-04
    price $175,000
14. 2016-07-05
    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: $1,539 · $128/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$638/yr (+$53/mo · 41.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,724
• − Mortgage interest: −$6,666
• − Property taxes: −$1,539
• − Insurance: −$595
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,462
• Taxable loss: −$734
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,395/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: Coahoma ISD
• NCES district ID: 4814490
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,651
• Composite: 24.9/100
• National rank: #7579
• State rank: #649 of 826 in TX

Livability — Coahoma

• Score: 64/100
• State rank: #783
• US rank: #14252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coahoma, TX
• Population (ZIP): 1,739

Population outlook (Howard County) Hauer SSP2

• Today (2025): 43,396 people
• By 2030: 46,792 · +7.8%
• By 2040: 54,096 · +24.7%
• By 2050: 61,707 · +42.2%
• By 2075: 79,809 · +83.9%
• By 2100: 87,385 · +101.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 38% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 50% English-only · Spanish 49% Tagalog/Filipino 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -46.3pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.4 2016: R+56.0 2012: R+58.2 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 166.7402
• 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

-32.0% since first listed

8 events — show timeline

• 2026-04-29 Relisted — PBBOR
• 2026-04-29 Price Changed $119,000 PBBOR
• 2026-04-22 Contingent — PBBOR
• 2026-03-31 Price Changed $132,000 PBBOR
• 2026-02-23 Listed $149,000 PBBOR
• 2025-11-11 Price Changed $165,000 PBBOR
• 2025-10-04 Price Changed $175,000 PBBOR
• 2016-07-05 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,539 · +8.1% YoY. Source: county tax records.