7481 Duckworth Rd · San Angelo, TX 76905

$190,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 189 Days on market

Built 1980 $147/sqft · 19% below area Est $235k · 19% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms 2 bath brick home in the country needing some TLC, outside of San Angelo, TX, priced to allow for the remodel expenses. 2 car carport, metal roof, well and septic. While this is on one acre, has the feel of a much larger property because there is a cotton field on 2 sides. Price is AS IS. Veribest ISD which is an awesome school district.

Key facts

• Well and septic
• Metal roof
• Veribest isd

Tags

• BRICK HOME
• METAL ROOF
• WELL AND SEPTIC
• ONE ACRE
• COTTON FIELD
• VERIBEST ISD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $71 ($855/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 $172k (9.5% below list).
• Recommended offer: $167k (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.
• Veribest ISD (rural): math 50% / reading 45% proficiency, ranked #397 of 1,141 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 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 $6k 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 189 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $235,351
• List price: $190,000
• Delta: -19.27%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7833 Duckworth Rd	0.27mi	3/2.0	1,310 (+1%)	4mo	$238,500	$182	82
7273 Kristina Rd	0.40mi	3/2.0	1,288 (-1%)	20mo	$222,000	$172	64
7831 Alma Jo Dr	0.49mi	3/2.0	1,288 (-1%)	18mo	$244,000	$189	61
7216 N Hwy 67	0.60mi	3/2.0	1,378 (+6%)	4mo	$330,000	$239	58
7809 Alma Jo Dr	0.46mi	3/2.0	1,404 (+8%)	8mo	$335,000	$239	58
6953 City Farm Rd	0.57mi	2/2.0 (-1)	1,340 (+3%)	21mo	$234,900	$175	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-26,241
• Equity at exit: $28,330

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,967
• Equity at exit: $16,428

Cash invested: $53,200 (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 76905

• Home prices YoY: -32.1%
• Active inventory: 178
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $71

Break-even live

Break-even rent $1,629

Max offer price $190,000

Occupancy floor 91%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $190,000 Active 189 DOM
2. 2026-06-17
   days on market $190,000 Active 188 DOM
3. 2026-06-16
   days on market $190,000 Active 187 DOM
4. 2026-06-15
   days on market $190,000 Active 186 DOM
5. 2026-06-14
   days on market $190,000 Active 184 DOM
6. 2026-06-13
   days on market $190,000 Active 183 DOM
7. 2026-06-10
   days on market $190,000 Active 181 DOM
8. 2026-06-09
   days on market $190,000 Active 180 DOM
9. 2026-06-08
   days on market $190,000 Active 179 DOM
10. 2026-06-07
    days on market $190,000 Active 178 DOM
11. 2026-06-05
    days on market $190,000 Active 175 DOM
12. 2026-06-02
    days on market $190,000 Active 173 DOM
13. 2026-06-01
    days on market $190,000 Active 172 DOM
14. 2026-05-31
    days on market $190,000 Active 171 DOM
15. 2026-05-30
    days on market $190,000 Active 170 DOM
16. 2025-12-08
    listed $190,000 Active 350-char remark

    Show marketing remark (350 chars)

    3 bedrooms 2 bath brick home in the country needing some TLC, outside of San Angelo, TX, priced to allow for the remodel expenses. 2 car carport, metal roof, well and septic. While this is on one acre, has the feel of a much larger property because there is a cotton field on 2 sides. Price is AS IS. Veribest ISD which is an awesome school district.

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$938/yr (+$78/mo · 37.0%)

ⓘ 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 ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $20,633
• − Mortgage interest: −$10,643
• − Property taxes: −$2,539
• − Insurance: −$950
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,527
• Taxable loss: −$2,327
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,413/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: Veribest ISD
• NCES district ID: 4844040
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $60,264
• Composite: 43.82/100
• National rank: #6334
• State rank: #397 of 1141 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

• County: Tom Green County · 113,188 people
• City population: 81,357
• Metro: San Angelo, TX
• Population (ZIP): 14,456
• Household income: $84,712
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 307.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 17% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 19% Korean 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: ▼ -96.60%
• Current HPI: 203.9934
• Rent YoY: —
• 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

1 event — show timeline

• 2025-12-08 Listed $190,000 Fizber.com

Property tax history

+3.8%/yr

Latest (2025): $2,539 · -3.2% YoY. Source: county tax records.