608 W Ripley St · Coleman, TX 76834

$74,999

4 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 102 Days on market

Built 1999 1.24 ac lot $56/sqft · 30% below area ↓ 12% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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 unique property spans almost an entire city block and offers endless potential. The 1,350 sq. ft. rustic home features four bedrooms and one bath, full of character and country charm. Mature shade trees surround the residence, creating a peaceful private retreat right in town. The property includes multiple outbuildings—a workshop, storage areas, and a chicken coop—ideal for hobby farming or home-based projects. A covered carport provides convenient parking, and the on-site shop offers plenty of space for tools or business use. Whether you’re looking for room to grow, space to work, or a little taste of the country with city convenience, this property delivers a rare combination of size, versatility, and old-fashioned charm. There is an additional vintage mobile home on the property that could be turned into an additional residence for rental.

Key facts

• Covered carport
• Storage areas
• Workshop

Tags

• MATURE SHADE TREES
• MULTIPLE OUTBUILDINGS
• WORKSHOP
• STORAGE AREAS
• CHICKEN COOP
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $5k of equity ($518 loan paydown + $4k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $68,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.45% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 5.7

CMA / ARV

• ARV (median comp): $245,437
• List price: $74,999
• Delta: -69.44%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Nueces	0.07mi	3/2.0 (-1)	1,180 (-12%)	11mo	$32,500	$28	57
916 Peach St	0.62mi	3/2.0 (-1)	1,348 (0%)	16mo	$79,900	$59	49
612 Plum St	0.52mi	3/1.0 (-1)	1,260 (-6%)	13mo	$35,000	$28	49
111 Trinity St	0.72mi	3/1.5 (-1)	1,528 (+13%)	16mo	$20,000	$13	24

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: 28.0%
• Equity multiple: 2.81×
• Total profit: $37,925
• Equity at exit: $45,549

10-year hold

• IRR: 26.4%
• Equity multiple: 5.68×
• Total profit: $98,221
• Equity at exit: $81,255

Cash invested: $21,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $278

Break-even live

Break-even rent $737

Max offer price $74,999

Occupancy floor 69%

Sensitivity live

Price	-10% $321	-5% $299	+0% $278	+5% $257	+10% $236
Rent	-10% $192	-5% $235	+0% $278	+5% $321	+10% $364
Rate	-1.0pp $316	-0.5pp $297	base $278	+0.5pp $259	+1.0pp $239

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $74,999 Active 102 DOM
2. 2026-06-21
   days on market $74,999 Active 101 DOM
3. 2026-06-18
   days on market $74,999 Active 99 DOM
4. 2026-06-17
   days on market $74,999 Active 98 DOM
5. 2026-06-16
   days on market $74,999 Active 97 DOM
6. 2026-06-15
   days on market $74,999 Active 96 DOM
7. 2026-06-13
   days on market $74,999 Active 94 DOM
8. 2026-06-12
   days on market $74,999 Active 93 DOM
9. 2026-06-09
   days on market $74,999 Active 90 DOM
10. 2026-06-08
    days on market $74,999 Active 89 DOM
11. 2026-06-08
    days on market $74,999 Active 88 DOM
12. 2026-06-07
    days on market $74,999 Active 87 DOM
13. 2026-06-03
    days on market $74,999 Active 84 DOM
14. 2026-06-02
    days on market $74,999 Active 83 DOM
15. 2026-06-01
    days on market $74,999 Active 82 DOM
16. 2026-05-31
    days on market $74,999 Active 81 DOM
17. 2026-05-07
    price $74,999 887-char remark

    Show marketing remark (887 chars)

    This unique property spans almost an entire city block and offers endless potential. The 1,350 sq. ft. rustic home features four bedrooms and one bath, full of character and country charm. Mature shade trees surround the residence, creating a peaceful private retreat right in town. The property includes multiple outbuildings—a workshop, storage areas, and a chicken coop—ideal for hobby farming or home-based projects. A covered carport provides convenient parking, and the on-site shop offers plenty of space for tools or business use. Whether you’re looking for room to grow, space to work, or a little taste of the country with city convenience, this property delivers a rare combination of size, versatility, and old-fashioned charm. There is an additional vintage mobile home on the property that could be turned into an additional residence for rental.

18. 2026-03-11
    listed $85,000 Active 887-char remark

    Show marketing remark (887 chars)

    This unique property spans almost an entire city block and offers endless potential. The 1,350 sq. ft. rustic home features four bedrooms and one bath, full of character and country charm. Mature shade trees surround the residence, creating a peaceful private retreat right in town. The property includes multiple outbuildings—a workshop, storage areas, and a chicken coop—ideal for hobby farming or home-based projects. A covered carport provides convenient parking, and the on-site shop offers plenty of space for tools or business use. Whether you’re looking for room to grow, space to work, or a little taste of the country with city convenience, this property delivers a rare combination of size, versatility, and old-fashioned charm. There is an additional vintage mobile home on the property that could be turned into an additional residence for rental.

19. 2023-06-05
    soldstatus
20. 2010-02-10
    soldstatus
21. 2010-02-10
    soldstatus
22. 2004-05-03
    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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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: $13,074
• − Mortgage interest: −$4,201
• − Property taxes: −$1,896
• − Insurance: −$375
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,182
• Taxable income: $2,329
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $2,779/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

-11.8% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $74,999 NTREIS
• 2026-03-11 Listed $85,000 NTREIS
• 2023-06-05 Sold (Public Records) — Public Records
• 2010-02-10 Sold (Public Records) — Public Records
• 2010-02-10 Sold (Public Records) — Public Records
• 2004-05-03 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,896 · -0.7% YoY. Source: county tax records.