1917 Chapman St · San Angelo, TX 76901

$155,000

5 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 123 Days on market

Built 1960 7,666 sqft lot $98/sqft · 10% below area Est $195k · 20% under

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Why this score? — see what drove the A 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE IMPROVEMENT + $5000 CLOSING COST ASSISTANCE on this conveniently located 5 bedroom, 1.5-bath home featuring a covered front porch and a spacious living room with a recessed ceiling and laminate flooring. The kitchen and dining area offer a functional layout ideal for daily living, plus gas stove/oven for the chef! Also featuring a storage area. DON'T WAIT!!! CALL a Realtor NOW to schedule your private showing today!!!

Key facts

• Covered front porch
• Recessed ceiling
• Laminate flooring

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• RECESSED CEILING
• LAMINATE FLOORING
• FUNCTIONAL LAYOUT
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+5.8%/yr); 331 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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: 1.38% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.0

CMA / ARV

• ARV (median comp): $194,785
• List price: $155,000
• Delta: -20.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Chapman St	0.04mi	4/2.0 (-1)	1,625 (+3%)	14mo	$219,900	$135	76
2021 Field Ave	0.11mi	4/1.5 (-1)	1,520 (-4%)	10mo	$169,900	$112	74
2115 Chapman St	0.17mi	4/2.0 (-1)	1,606 (+1%)	16mo	$132,000	$82	69
1905 N Harrison St	0.31mi	4/2.0 (-1)	1,648 (+4%)	16mo	$214,000	$130	58
2760 Eunice Dr	0.32mi	4/2.0 (-1)	1,456 (-8%)	14mo	$210,000	$144	53
2315 Stanton St	0.35mi	4/2.0 (-1)	1,655 (+4%)	22mo	$135,000	$82	50
2645 Raney St	0.74mi	4/2.0 (-1)	1,604 (+1%)	9mo	$189,000	$118	49
2406 Glenwood Dr	0.44mi	4/2.0 (-1)	1,391 (-12%)	6mo	$199,000	$143	47

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

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.86×
• Total profit: $124,066
• Equity at exit: $139,636

10-year hold

• IRR: 32.4%
• Equity multiple: 9.14×
• Total profit: $353,228
• Equity at exit: $301,131

Cash invested: $43,400 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$289 /mo · $3,462/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $525

Break-even live

Break-even rent $1,476

Max offer price $155,000

Occupancy floor 70%

Sensitivity live

Price	-10% $612	-5% $568	+0% $525	+5% $481	+10% $437
Rent	-10% $355	-5% $440	+0% $525	+5% $609	+10% $694
Rate	-1.0pp $603	-0.5pp $564	base $525	+0.5pp $484	+1.0pp $443

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	1.16mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	22d	1	1.36mi

Listing history 26 events

1. 2026-06-19
   days on market $155,000 Active 123 DOM
2. 2026-06-18
   days on market $155,000 Active 122 DOM
3. 2026-06-17
   days on market $155,000 Active 121 DOM
4. 2026-06-16
   days on market $155,000 Active 120 DOM
5. 2026-06-15
   days on market $155,000 Active 119 DOM
6. 2026-06-14
   days on market $155,000 Active 117 DOM
7. 2026-06-13
   days on market $155,000 Active 116 DOM
8. 2026-06-10
   days on market $155,000 Active 114 DOM
9. 2026-06-09
   days on market $155,000 Active 113 DOM
10. 2026-06-08
    days on market $155,000 Active 112 DOM
11. 2026-06-07
    days on market $155,000 Active 111 DOM
12. 2026-06-02
    days on market $155,000 Active 106 DOM
13. 2026-06-01
    days on market $155,000 Active 105 DOM
14. 2026-05-31
    days on market $155,000 Active 104 DOM
15. 2026-05-30
    days on market $155,000 Active 103 DOM
16. 2026-03-17
    price $155,000 429-char remark

    Show marketing remark (429 chars)

    PRICE IMPROVEMENT + $5000 CLOSING COST ASSISTANCE on this conveniently located 5 bedroom, 1.5-bath home featuring a covered front porch and a spacious living room with a recessed ceiling and laminate flooring. The kitchen and dining area offer a functional layout ideal for daily living, plus gas stove/oven for the chef! Also featuring a storage area. DON'T WAIT!!! CALL a Realtor NOW to schedule your private showing today!!!

17. 2026-02-19
    status Active 429-char remark

    Show marketing remark (429 chars)

    PRICE IMPROVEMENT + $5000 CLOSING COST ASSISTANCE on this conveniently located 5 bedroom, 1.5-bath home featuring a covered front porch and a spacious living room with a recessed ceiling and laminate flooring. The kitchen and dining area offer a functional layout ideal for daily living, plus gas stove/oven for the chef! Also featuring a storage area. DON'T WAIT!!! CALL a Realtor NOW to schedule your private showing today!!!

18. 2026-02-13
    status Pending 429-char remark

    Show marketing remark (429 chars)

    PRICE IMPROVEMENT + $5000 CLOSING COST ASSISTANCE on this conveniently located 5 bedroom, 1.5-bath home featuring a covered front porch and a spacious living room with a recessed ceiling and laminate flooring. The kitchen and dining area offer a functional layout ideal for daily living, plus gas stove/oven for the chef! Also featuring a storage area. DON'T WAIT!!! CALL a Realtor NOW to schedule your private showing today!!!

19. 2026-02-10
    listed $165,000 Active 429-char remark

    Show marketing remark (429 chars)

    PRICE IMPROVEMENT + $5000 CLOSING COST ASSISTANCE on this conveniently located 5 bedroom, 1.5-bath home featuring a covered front porch and a spacious living room with a recessed ceiling and laminate flooring. The kitchen and dining area offer a functional layout ideal for daily living, plus gas stove/oven for the chef! Also featuring a storage area. DON'T WAIT!!! CALL a Realtor NOW to schedule your private showing today!!!

20. 2025-01-07
    price $185,000
21. 2024-11-18
    status Active
22. 2024-11-18
    price $190,000
23. 2024-09-13
    listed $195,000 Active
24. 2022-04-11
    listed $140,000 Active
25. 2014-02-27
    soldstatus
26. 2014-01-21
    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: $3,462 · $289/mo
• Projected year-2 tax: $3,462 · $289/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $25,677
• − Mortgage interest: −$8,682
• − Property taxes: −$3,462
• − Insurance: −$775
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$4,509
• Taxable income: $4,141
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $5,300/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: 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): 31,831
• Household income: $69,450
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1034.0

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 (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 77% English-only · Spanish 21% German/W. Germanic 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: ▲ 47.96%
• Current HPI: 798.58
• Rent YoY: ▲ 5.78%
• 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

+10.7% since first listed

11 events — show timeline

• 2026-03-17 Price Changed $155,000 SAAR TX
• 2026-02-19 Relisted — SAAR TX
• 2026-02-13 Pending — SAAR TX
• 2026-02-10 Listed $165,000 SAAR TX
• 2025-01-07 Price Changed $185,000 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-11-18 Price Changed $190,000 SAAR TX
• 2024-09-13 Listed $195,000 SAAR TX
• 2022-04-11 Listed $140,000 SAAR TX
• 2014-02-27 Sold (Public Records) — Public Records
• 2014-01-21 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,462 · +23.2% YoY. Source: county tax records.