3829 Sandstone Rd · San Angelo, TX 76904

$249,900

4 bd · 2.0 ba · 1,805 sqft · SingleFamily · 94 Days on market

Built 1978 Good condition 7,362 sqft lot $138/sqft · at area comps Est $249k · at est. ↓ 5% since listing

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.4/15.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Welcome Home to Your Next Chapter in San Angelo * * Seller to pay up to $7500 in buyers closing costs with acceptable offer- Looking for a spacious four-bedroom, two-bathroom house that checks all the boxes? This one might just make you do a happy dance. With two generous living areas, there's plenty of room for everyone to spread out — whether you need a cozy movie night spot, a play area for the kids, or both at the same time without anyone arguing over the remote. This home has already seen some nice updating, giving it a fresh feel while still offering you the chance to add your own personal touches. It's the kind of place that feels comfortable the moment you walk through the door, with a layout that just makes sense for everyday living. The back yard has a great covered patio area and a big workshop/storage building. Now let's talk about the neighborhood, because location really is everything. Situated in a well-established area of San Angelo, this home puts you right where you want to be. Need to tackle a weekend project? The Home Depot is just a quick drive down the road on West Houston Harte Expressway. Grocery shopping is a breeze with the beloved H-E-B on Sherwood Way only minutes away — and if you know, you know. There's nothing quite like an H-E-B run. For families with college-bound students or anyone who enjoys campus events, Angelo State University is conveniently nearby. From football games to cultural events, there's always something happening. The surrounding area also offers easy access to dining, shopping, and all the everyday conveniences that make life simple and enjoyable.

Key facts

• Two living areas
• Covered patio area
• 7,362 sq ft lot

Tags

• TWO LIVING AREAS
• COVERED PATIO AREA
• WORKSHOP STORAGE BUILDING
• WELL ESTABLISHED AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-33 ($-400/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.2% below list).
• Recommended offer: $214k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in San Angelo — 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 73/100 on livability (#199 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• San Angelo ISD (urban): math 27% / reading 33% proficiency, ranked #627 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 521 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,389 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $249,370
• List price: $249,900
• Delta: 0.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Sandstone Rd	0.08mi	4/3.0	1,648 (-9%)	1mo	$269,900	$164	77
3833 High Meadow Dr	0.19mi	4/4.0	1,753 (-3%)	2mo	$259,900	$148	77
3925 Millbrook Dr	0.22mi	3/2.0 (-1)	1,720 (-5%)	1mo	$239,900	$139	76
3850 Old Post Rd	0.20mi	3/2.0 (-1)	1,706 (-6%)	1mo	$285,000	$167	76
3118 Hummingbird Ln	0.13mi	3/2.0 (-1)	1,628 (-10%)	2mo	$254,900	$157	70
3934 Millbrook Dr	0.23mi	3/2.0 (-1)	1,599 (-11%)	0mo	$250,000	$156	65
3658 Old Post Cir	0.24mi	3/2.0 (-1)	1,618 (-10%)	3mo	$260,000	$161	64
3621 Old Post Ct	0.25mi	3/4.0 (-1)	1,658 (-8%)	3mo	$246,000	$148	60
11 Clark Dr	0.68mi	3/2.0 (-1)	1,874 (+4%)	2mo	$309,000	$165	56
3814 Sunset Dr	0.39mi	3/2.0 (-1)	2,044 (+13%)	1mo	$205,000	$100	54
3508 Sunset Dr	0.61mi	3/2.0 (-1)	1,991 (+10%)	1mo	$295,000	$148	48
3301 Chatterton Dr	0.70mi	3/2.0 (-1)	1,942 (+8%)	3mo	$265,000	$136	47

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-35,851
• Equity at exit: $37,261

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-4,412
• Equity at exit: $21,607

Cash invested: $69,972 (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 76904

• Rents YoY: 6.0%
• Active inventory: 521
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-33

Break-even live

Break-even rent $2,186

Max offer price $245,077

Occupancy floor 97%

Sensitivity live

Price	-10% $139	-5% $53	+0% $-33	+5% $-120	+10% $-206
Rent	-10% $-203	-5% $-118	+0% $-33	+5% $51	+10% $136
Rate	-1.0pp $93	-0.5pp $30	base $-33	+0.5pp $-98	+1.0pp $-164

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	22d	17	0.61mi
3018 Woodland Cir San Angelo, TX	3.0	2.0	2305	$3,300	$1.43	44d	1	0.81mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	22d	1	0.89mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	0.90mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	0.99mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.03mi
2820 Lindenwood Dr San Angelo, TX	4.0	2.5	2097	$2,000	$0.95	22d	1	1.04mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	44d	1	1.05mi
4330 Rimrock Cir San Angelo, TX	3.0	2.0	1560	$2,200	$1.41	22d	1	1.05mi
3106 Sierra Dr San Angelo, TX	4.0	2.0	1830	$2,495	$1.36	22d	1	1.15mi
2930 Sierra Cir San Angelo, TX	3.0	2.0	2214	$2,100	$0.95	22d	1	1.18mi
3225 Southland Blvd San Angelo, TX	3.0	2.0	2165	$2,500	$1.15	22d	1	1.19mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	22d	1	1.19mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	44d	1	1.21mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	22d	1	1.26mi
4802 Royal Oak Dr San Angelo, TX	3.0	2.0	1798	$2,300	$1.28	44d	1	1.29mi
2542 Lindenwood Dr San Angelo, TX	3.0	3.5	2529	$2,900	$1.15	44d	1	1.32mi
4133 Shefflera Dr San Angelo, TX	3.0	2.0	1560	$2,300	$1.47	22d	1	1.33mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	1.34mi
4302 Pinion Ridge Dr San Angelo, TX	3.0	2.0	1750	$2,075	$1.19	22d	1	1.46mi
4925 Scarlett Oak Dr San Angelo, TX	4.0	2.0	1876	$2,395	$1.28	44d	1	1.50mi

Listing history 19 events

1. 2026-06-19
   days on market $249,900 Active 94 DOM
2. 2026-06-18
   days on market $249,900 Active 93 DOM
3. 2026-06-17
   days on market $249,900 Active 92 DOM
4. 2026-06-16
   days on market $249,900 Active 91 DOM
5. 2026-06-15
   days on market $249,900 Active 90 DOM
6. 2026-06-14
   days on market $249,900 Active 88 DOM
7. 2026-06-13
   days on market $249,900 Active 87 DOM
8. 2026-06-10
   days on market $249,900 Active 85 DOM
9. 2026-06-09
   days on market $249,900 Active 84 DOM
10. 2026-06-09
    price $249,900 Active 83 DOM
11. 2026-06-08
    days on market $259,900 Active 83 DOM
12. 2026-06-07
    days on market $259,900 Active 82 DOM
13. 2026-06-02
    days on market $259,900 Active 77 DOM
14. 2026-06-01
    days on market $259,900 Active 76 DOM
15. 2026-05-31
    days on market $259,900 Active 75 DOM
16. 2026-05-30
    days on market $259,900 Active 74 DOM
17. 2026-05-13
    price $259,900 1642-char remark

    Show marketing remark (1642 chars)

    * * Welcome Home to Your Next Chapter in San Angelo * * Seller to pay up to $7500 in buyers closing costs with acceptable offer- Looking for a spacious four-bedroom, two-bathroom house that checks all the boxes? This one might just make you do a happy dance. With two generous living areas, there's plenty of room for everyone to spread out — whether you need a cozy movie night spot, a play area for the kids, or both at the same time without anyone arguing over the remote. This home has already seen some nice updating, giving it a fresh feel while still offering you the chance to add your own personal touches. It's the kind of place that feels comfortable the moment you walk through the door, with a layout that just makes sense for everyday living. The back yard has a great covered patio area and a big workshop/storage building. Now let's talk about the neighborhood, because location really is everything. Situated in a well-established area of San Angelo, this home puts you right where you want to be. Need to tackle a weekend project? The Home Depot is just a quick drive down the road on West Houston Harte Expressway. Grocery shopping is a breeze with the beloved H-E-B on Sherwood Way only minutes away — and if you know, you know. There's nothing quite like an H-E-B run. For families with college-bound students or anyone who enjoys campus events, Angelo State University is conveniently nearby. From football games to cultural events, there's always something happening. The surrounding area also offers easy access to dining, shopping, and all the everyday conveniences that make life simple and enjoyable.

18. 2026-04-20
    price $269,900 1642-char remark

    Show marketing remark (1642 chars)

    * * Welcome Home to Your Next Chapter in San Angelo * * Seller to pay up to $7500 in buyers closing costs with acceptable offer- Looking for a spacious four-bedroom, two-bathroom house that checks all the boxes? This one might just make you do a happy dance. With two generous living areas, there's plenty of room for everyone to spread out — whether you need a cozy movie night spot, a play area for the kids, or both at the same time without anyone arguing over the remote. This home has already seen some nice updating, giving it a fresh feel while still offering you the chance to add your own personal touches. It's the kind of place that feels comfortable the moment you walk through the door, with a layout that just makes sense for everyday living. The back yard has a great covered patio area and a big workshop/storage building. Now let's talk about the neighborhood, because location really is everything. Situated in a well-established area of San Angelo, this home puts you right where you want to be. Need to tackle a weekend project? The Home Depot is just a quick drive down the road on West Houston Harte Expressway. Grocery shopping is a breeze with the beloved H-E-B on Sherwood Way only minutes away — and if you know, you know. There's nothing quite like an H-E-B run. For families with college-bound students or anyone who enjoys campus events, Angelo State University is conveniently nearby. From football games to cultural events, there's always something happening. The surrounding area also offers easy access to dining, shopping, and all the everyday conveniences that make life simple and enjoyable.

19. 2026-03-02
    listed $275,000 Active 1642-char remark

    Show marketing remark (1642 chars)

    * * Welcome Home to Your Next Chapter in San Angelo * * Seller to pay up to $7500 in buyers closing costs with acceptable offer- Looking for a spacious four-bedroom, two-bathroom house that checks all the boxes? This one might just make you do a happy dance. With two generous living areas, there's plenty of room for everyone to spread out — whether you need a cozy movie night spot, a play area for the kids, or both at the same time without anyone arguing over the remote. This home has already seen some nice updating, giving it a fresh feel while still offering you the chance to add your own personal touches. It's the kind of place that feels comfortable the moment you walk through the door, with a layout that just makes sense for everyday living. The back yard has a great covered patio area and a big workshop/storage building. Now let's talk about the neighborhood, because location really is everything. Situated in a well-established area of San Angelo, this home puts you right where you want to be. Need to tackle a weekend project? The Home Depot is just a quick drive down the road on West Houston Harte Expressway. Grocery shopping is a breeze with the beloved H-E-B on Sherwood Way only minutes away — and if you know, you know. There's nothing quite like an H-E-B run. For families with college-bound students or anyone who enjoys campus events, Angelo State University is conveniently nearby. From football games to cultural events, there's always something happening. The surrounding area also offers easy access to dining, shopping, and all the everyday conveniences that make life simple and enjoyable.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $25,727
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$7,270
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $717/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 · 12 photos

Good 75/100 Cosmetic rehab

This home offers a good starting point with some cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor landscaping — overgrown areas need trimming
• Minor paint — interior walls could benefit from a fresh coat

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · overgrown areas need trimming	Minor	$500–3,000
paint · interior walls could benefit from a fresh coat	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal 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: San Angelo ISD
• NCES district ID: 4838700
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $43,501
• Composite: 25.56/100
• National rank: #7427
• State rank: #627 of 826 in TX

Livability — San Angelo

• Score: 73/100
• State rank: #199
• US rank: #5030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Angelo, TX
• County: Tom Green County · 113,188 people
• City population: 81,357
• Metro: San Angelo, TX
• Population (ZIP): 36,954
• Household income: $81,833
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 778.0

Population outlook (Tom Green County) Hauer SSP2

• Today (2025): 135,110 people
• By 2030: 144,090 · +6.6%
• By 2040: 162,561 · +20.3%
• By 2050: 182,158 · +34.8%
• By 2075: 232,274 · +71.9%
• By 2100: 268,218 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 15% Tagalog/Filipino 1%

Political lean MEDSL · Tom Green

• 2024 margin: Solid R (+48.0) · D 25.5% · R 73.5% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -41.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.4 2016: R+47.9 2012: R+47.9 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.76%
• Current HPI: 176.0366
• Rent YoY: ▲ 6.03%
• Metro: San Angelo, TX
• 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

-5.5% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $259,900 SAAR TX
• 2026-04-20 Price Changed $269,900 SAAR TX
• 2026-03-02 Listed $275,000 SAAR TX