2020 San Antonio St · San Angelo, TX 76904

$155,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 841 Days on market

Built 1962 0.32 ac lot $145/sqft · 8% above area Est $144k · 8% over ↓ 22% 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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• ARV discount +3.9/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

Key facts

• 0.32 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $47 ($566/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 $144k (7.3% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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-, 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 841 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $44k (22%) 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 841 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 1962 — 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. 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?
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: 0.93% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $143,653
• List price: $155,000
• Delta: 7.90%
• 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
2019 Freeland Ave	0.13mi	2/1.0 (-1)	1,008 (-6%)	4mo	$127,500	$126	75
215 Westland St	0.14mi	2/1.0 (-1)	971 (-9%)	1mo	$124,900	$129	72
2105 Coleman St	0.46mi	3/1.0	1,105 (+3%)	2mo	$160,000	$145	72
206 N Van Buren St	0.28mi	2/1.0 (-1)	1,008 (-6%)	1mo	$167,500	$166	71
2403 Freeland Ave	0.34mi	2/2.0 (-1)	1,120 (+4%)	2mo	$179,900	$161	66
2319 Colorado St	0.48mi	3/2.0	1,109 (+4%)	4mo	$205,000	$185	65
2005 Bailey St	0.42mi	2/2.0 (-1)	1,104 (+3%)	4mo	$129,000	$117	63
2623 W Harris Ave	0.61mi	3/2.0	1,030 (-4%)	0mo	$185,400	$180	61
2319 North St	0.56mi	3/1.0	1,180 (+10%)	1mo	$129,500	$110	56
425 N Garfield St	0.71mi	3/2.0	1,120 (+4%)	4mo	$179,000	$160	52
2525 Colorado Ave	0.58mi	2/1.0 (-1)	1,204 (+12%)	1mo	$170,000	$141	47
2702 Houston St	0.69mi	3/2.0	1,176 (+10%)	2mo	$199,900	$170	46

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-17,565
• Equity at exit: $23,111

10-year hold

• IRR: 2.4%
• Equity multiple: 1.19×
• Total profit: $8,422
• Equity at exit: $13,402

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 76904

• Rents YoY: 6.0%
• Active inventory: 521
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$813
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $47

Break-even live

Break-even rent $1,378

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $91	+0% $47	+5% $3	+10% $-41
Rent	-10% $-66	-5% $-10	+0% $47	+5% $104	+10% $161
Rate	-1.0pp $125	-0.5pp $87	base $47	+0.5pp $7	+1.0pp $-34

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.25mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.27mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.41mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.42mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.46mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	0.51mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.54mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.59mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.62mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.71mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.84mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.85mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	0.86mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	0.86mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	22d	1	0.96mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	0.97mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.03mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.04mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	1.09mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	1.10mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.12mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	1.15mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	22d	1	1.28mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.30mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.31mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	1.33mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	22d	1	1.39mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	45d	1	1.41mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.45mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	45d	1	1.45mi

Listing history 15 events

1. 2026-06-09
   days on market $155,000 Active 841 DOM
2. 2026-06-08
   days on market $155,000 Active 840 DOM
3. 2026-06-07
   days on market $155,000 Active 839 DOM
4. 2026-06-02
   days on market $155,000 Active 834 DOM
5. 2026-06-01
   days on market $155,000 Active 833 DOM
6. 2026-05-31
   days on market $155,000 Active 832 DOM
7. 2026-05-30
   days on market $155,000 Active 831 DOM
8. 2025-12-10
   price $155,000 381-char remark

   Show marketing remark (381 chars)

   Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

9. 2025-10-10
   price $165,000 381-char remark

   Show marketing remark (381 chars)

   Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

10. 2025-08-14
    status Active 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

11. 2025-02-10
    status Active 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

12. 2024-11-18
    status Active 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

13. 2024-08-07
    price $175,000 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

14. 2024-08-07
    status Active 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

15. 2024-02-02
    listed $199,000 Active 381-char remark

    Show marketing remark (381 chars)

    Here is a good First Time Home with 3 bedrooms and 1 bath, 1 car Garage, Central Heat and Air for comfort. Has been freshly painted , Copper plumbing, New toilet w/ soft seat, washer/dryer included, updated ground fault outlets, Almost new roof shingles, Hardley used AC/Heating Unit, Electric Garage door opener, Storm doors, Thermal windows in front, Garage is heated and cooled.

ⓘ 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: $2,532 · $211/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$304/yr (+$25/mo · 12.0%)

ⓘ 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 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: $17,250
• − Mortgage interest: −$8,682
• − Property taxes: −$2,532
• − Insurance: −$775
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,509
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,048/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): 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

-22.1% since first listed

8 events — show timeline

• 2025-12-10 Price Changed $155,000 SAAR TX
• 2025-10-10 Price Changed $165,000 SAAR TX
• 2025-08-14 Relisted — SAAR TX
• 2025-02-10 Relisted — SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-08-07 Price Changed $175,000 SAAR TX
• 2024-08-07 Relisted — SAAR TX
• 2024-02-02 Listed $199,000 SAAR TX

Property tax history

+3.7%/yr

Latest (2025): $2,532 · +7.9% YoY. Source: county tax records.