2621 Guadalupe St · San Angelo, TX 76901

$185,000

3 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 128 Days on market

Built 1950 7,013 sqft lot $155/sqft · 11% above area Est $167k · 11% over

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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 +10.6/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• ARV discount +2.7/15.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Near McGill and only 1 block from Lone Star! Convenient location! This 3/1 features so many CUTE updates! Newer roof upgraded spray foam insulation in attic and under house, and newer HVAC. Great spaces throughout. This home has a great backyard that has a workshop that could easily be turned into an apartment, man cave, or leave it as a workshop for an amazing space to be cool with a tool. This property is great! Text today to see!!!

Key facts

• Newer roof
• Workshop
• Newer hvac

Tags

• NEWER ROOF
• NEWER HVAC
• GREAT BACKYARD
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.4% below list).
• Recommended offer: $153k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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-, amenities F, commute 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.
• Zoned schools: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% FRL); Lone Star Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 903 students, 63% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $152,744 (17.4% 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 128 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 0.83% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $167,165
• List price: $185,000
• Delta: 10.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Houston St	0.31mi	3/2.0	1,176 (-1%)	2mo	$199,900	$170	78
425 N Garfield St	0.20mi	3/2.0	1,120 (-6%)	4mo	$179,000	$160	74
2525 Colorado Ave	0.43mi	2/1.0 (-1)	1,204 (+1%)	1mo	$170,000	$141	72
2937 Coleman St	0.55mi	3/2.0	1,189 (-0%)	1mo	$225,000	$189	69
2319 North St	0.62mi	3/1.0	1,180 (-1%)	1mo	$129,500	$110	68
2403 Freeland Ave	0.28mi	2/2.0 (-1)	1,120 (-6%)	2mo	$179,900	$161	66
2825 N Abilene St	0.45mi	3/2.0	1,273 (+7%)	3mo	$245,000	$192	61
2623 W Harris Ave	0.27mi	3/2.0	1,030 (-14%)	0mo	$185,400	$180	61
2319 Colorado St	0.50mi	3/2.0	1,109 (-7%)	4mo	$205,000	$185	58
3105 Abilene St	0.58mi	3/4.0	1,168 (-2%)	2mo	$185,000	$158	56
2105 Coleman St	0.66mi	3/1.0	1,105 (-7%)	2mo	$160,000	$145	55
121 S Tyler St	0.73mi	3/1.0	1,303 (+9%)	1mo	$189,900	$146	50

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: 23.7%
• Equity multiple: 2.92×
• Total profit: $99,393
• Equity at exit: $166,663

10-year hold

• IRR: 21.8%
• Equity multiple: 6.93×
• Total profit: $307,287
• Equity at exit: $359,414

Cash invested: $51,800 (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: 334
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$970
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-91

Break-even live

Break-even rent $1,642

Max offer price $168,944

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-39	+0% $-91	+5% $-143	+10% $-196
Rent	-10% $-212	-5% $-151	+0% $-91	+5% $-31	+10% $30
Rate	-1.0pp $2	-0.5pp $-44	base $-91	+0.5pp $-139	+1.0pp $-188

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.19mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.33mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	0.37mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	0.38mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.47mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.57mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.66mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	0.72mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.73mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.74mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.74mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	23d	1	0.78mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.79mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.84mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	0.89mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.93mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	0.94mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.95mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	1.05mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.05mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	23d	1	1.10mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.10mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	1.17mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	23d	4	1.19mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	23d	1	1.20mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	1.24mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.40mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.40mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	1.46mi

Listing history 25 events

1. 2026-06-22
   days on market $185,000 Active 128 DOM
2. 2026-06-19
   days on market $185,000 Active 126 DOM
3. 2026-06-18
   days on market $185,000 Active 125 DOM
4. 2026-06-17
   days on market $185,000 Active 124 DOM
5. 2026-06-16
   days on market $185,000 Active 123 DOM
6. 2026-06-15
   days on market $185,000 Active 122 DOM
7. 2026-06-14
   days on market $185,000 Active 120 DOM
8. 2026-06-13
   remarks 528-char remark
9. 2026-06-13
   days on market $185,000 Active 119 DOM
10. 2026-06-10
    days on market $185,000 Active 117 DOM
11. 2026-06-09
    days on market $185,000 Active 116 DOM
12. 2026-06-08
    days on market $185,000 Active 115 DOM
13. 2026-06-07
    days on market $185,000 Active 114 DOM
14. 2026-06-02
    days on market $185,000 Active 109 DOM
15. 2026-06-01
    days on market $185,000 Active 108 DOM
16. 2026-05-31
    days on market $185,000 Active 107 DOM
17. 2026-05-30
    days on market $185,000 Active 106 DOM
18. 2026-04-01
    price $185,000 440-char remark

    Show marketing remark (440 chars)

    Near McGill and only 1 block from Lone Star! Convenient location! This 3/1 features so many CUTE updates! Newer roof upgraded spray foam insulation in attic and under house, and newer HVAC. Great spaces throughout. This home has a great backyard that has a workshop that could easily be turned into an apartment, man cave, or leave it as a workshop for an amazing space to be cool with a tool. This property is great! Text today to see!!!

19. 2026-03-20
    price $190,000 440-char remark

    Show marketing remark (440 chars)

    Near McGill and only 1 block from Lone Star! Convenient location! This 3/1 features so many CUTE updates! Newer roof upgraded spray foam insulation in attic and under house, and newer HVAC. Great spaces throughout. This home has a great backyard that has a workshop that could easily be turned into an apartment, man cave, or leave it as a workshop for an amazing space to be cool with a tool. This property is great! Text today to see!!!

20. 2026-02-13
    listed $199,500 Active 440-char remark

    Show marketing remark (440 chars)

    Near McGill and only 1 block from Lone Star! Convenient location! This 3/1 features so many CUTE updates! Newer roof upgraded spray foam insulation in attic and under house, and newer HVAC. Great spaces throughout. This home has a great backyard that has a workshop that could easily be turned into an apartment, man cave, or leave it as a workshop for an amazing space to be cool with a tool. This property is great! Text today to see!!!

21. 2013-11-06
    soldstatus 165-char remark

    Show marketing remark (165 chars)

    Cute 3 bedroom 1 bath in nice area near schools. Large trees, detached garage, Wallpaper in dining will be completed prior to closing. One owner is licensed Realtor.

22. 2013-11-06
    soldstatus

    Show marketing remark (165 chars)

    Cute 3 bedroom 1 bath in nice area near schools. Large trees, detached garage, Wallpaper in dining will be completed prior to closing. One owner is licensed Realtor.

23. 2013-08-12
    listed $82,900 165-char remark

    Show marketing remark (165 chars)

    Cute 3 bedroom 1 bath in nice area near schools. Large trees, detached garage, Wallpaper in dining will be completed prior to closing. One owner is licensed Realtor.

24. 2009-08-10
    soldstatus
25. 2009-06-12
    listed $53,000

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$382/yr (+$32/mo · 12.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,329
• − Mortgage interest: −$10,363
• − Property taxes: −$3,004
• − Insurance: −$925
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,382
• Taxable loss: −$4,277
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $-64/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

+249.1% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $185,000 SAAR TX
• 2026-03-20 Price Changed $190,000 SAAR TX
• 2026-02-13 Listed $199,500 SAAR TX
• 2013-11-06 Sold (Public Records) — Public Records
• 2013-11-06 Sold (MLS) — SAAR TX
• 2013-08-12 Listed $82,900 SAAR TX
• 2009-08-10 Sold (MLS) — SAAR TX
• 2009-06-12 Listed $53,000 SAAR TX

Property tax history

+5.7%/yr

Latest (2025): $3,004 · +26.0% YoY. Source: county tax records.