1024 N Bishop St · San Angelo, TX 76901

$135,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 20 Days on market

Built 1951 8,625 sqft lot Est $91k · 48% over

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Why this score? — see what drove the C- 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 +17.6/30.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Plumbing was updated approximately 5 years ago and the Electrical Service was upgraded in 2016! Attached Garage was converted to a storage/utility room.

Key facts

• Plumbing updated
• Laminate wood floors
• Large yard

Tags

• OPEN KITCHEN
• LIVING AREA
• LAMINATE WOOD FLOORS
• LARGE YARD
• PLUMBING UPDATED
• ELECTRICAL SERVICE UPGRADED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $133k (1.4% below list).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 331 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $91,260
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 N Bishop St	0.19mi	2/1.0 (-1)	840 (+8%)	4mo	$94,900	$113	70
714 N Monroe St	0.31mi	3/1.0	880 (+13%)	11mo	$140,000	$159	55
2030 Lindell Ave	0.68mi	2/1.0 (-1)	776 (-0%)	10mo	$87,500	$113	54
1822 Martin St	0.42mi	2/1.0 (-1)	730 (-6%)	14mo	$129,700	$178	53
18 N Jackson St	0.74mi	2/1.0 (-1)	728 (-7%)	3mo	$85,000	$117	47
724 W 17th St	0.49mi	2/1.0 (-1)	888 (+14%)	11mo	$95,000	$107	40

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: 27.8%
• Equity multiple: 3.23×
• Total profit: $84,165
• Equity at exit: $121,619

10-year hold

• IRR: 25.1%
• Equity multiple: 7.65×
• Total profit: $251,264
• Equity at exit: $262,275

Cash invested: $37,800 (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: 331
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$708
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $107

Break-even live

Break-even rent $1,197

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	0.43mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	0.43mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	0.53mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	0.66mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.73mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.73mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.83mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	43d	1	1.05mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	43d	1	1.18mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	1.20mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	43d	1	1.30mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	1.37mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	1.40mi

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-03-27
   listed $135,000 Active
3. 2018-09-26
   soldstatus 296-char remark

   Show marketing remark (296 chars)

   Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Plumbing was updated approximately 5 years ago and the Electrical Service was upgraded in 2016! Attached Garage was converted to a storage/utility room.

4. 2018-09-26
   soldstatus

   Show marketing remark (296 chars)

   Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Plumbing was updated approximately 5 years ago and the Electrical Service was upgraded in 2016! Attached Garage was converted to a storage/utility room.

5. 2018-07-14
   listed $79,900 296-char remark

   Show marketing remark (296 chars)

   Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Plumbing was updated approximately 5 years ago and the Electrical Service was upgraded in 2016! Attached Garage was converted to a storage/utility room.

6. 2015-07-28
   soldstatus
7. 2015-07-23
   soldstatus 206-char remark

   Show marketing remark (206 chars)

   Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Check out the pictures and YouTube video and see for yourself!

8. 2015-06-04
   listed $74,000 206-char remark

   Show marketing remark (206 chars)

   Freshly updated 2 bedroom 1 bath with open kitchen and living area. You will love the laminate wood floors, large yard and convenient location. Check out the pictures and YouTube video and see for yourself!

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$294/yr (+$24/mo · 13.5%)

ⓘ 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 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: $15,981
• − Mortgage interest: −$7,562
• − Property taxes: −$2,176
• − Insurance: −$675
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,927
• Taxable loss: −$917
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,498/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

+82.4% since first listed

8 events — show timeline

• 2026-04-16 Pending — SAAR TX
• 2026-03-27 Listed $135,000 SAAR TX
• 2018-09-26 Sold (Public Records) — Public Records
• 2018-09-26 Sold (MLS) — SAAR TX
• 2018-07-14 Listed $79,900 SAAR TX
• 2015-07-28 Sold (Public Records) — Public Records
• 2015-07-23 Sold (MLS) — SAAR TX
• 2015-06-04 Listed $74,000 SAAR TX

Property tax history

+3.3%/yr

Latest (2025): $2,176 · +26.0% YoY. Source: county tax records.