405 E 41st St · San Angelo, TX 76903

$89,000

3 bd · 2.0 ba · 649 sqft · SingleFamily public records · 66 Days on market

Built 1954 7,492 sqft lot ↓ 32% since listing

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Why this score? — see what drove the B- 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this exceptional opportunity for savvy investors. This charming Ranch style home is fully tenant occupied, generating a steady monthly rent of $1,095, with a security deposit held by the property management company that will seamlessly convey to the new buyer at closing. The lease extends through July 2026, ensuring immediate cash flow without the hassle of finding new tenants. Known for its low-maintenance appeal, this property has undergone numerous updates and enhancements by the current seller, making it a hassle free addition to any portfolio. The original garage has been thoughtfully converted into additional living space, and a rear addition expands the layout to a spacious

Key facts

• Gas water heater
• Central hvac system
• 7,492 sq ft lot

Tags

• CENTRAL HVAC SYSTEM
• GAS WATER HEATER
• ELECTRIC KITCHEN RANGE
• ELECTRIC DRYER HOOKUP

Property features AI

Finance

• Other: Property marketed under standard listing conditions; Possession subject to closing/funding and lease outstanding
• Financial info: Selling terms include cash and conventional; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: No garage; On-site parking; Driveway; On-street parking; Concrete surface; No covered or carport spaces
• Security: Smoke detectors installed
• Utilities: City water; City sewer; Water heater listed as green/energy-efficient; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached to another property
• Construction: Built in 1954; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Few trees; Interior lot; Grassed vegetation

Interior

• Kitchen: Electric range; Refrigerator; Eat-in layout; Pantry; Solid surface (non-natural) counters
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (main level); Primary bathroom includes built-in cabinets and medicine cabinet
• Heating & cooling: Central heating (natural gas); Electric cooling; Ceiling fans
• Interior features: Built-in cabinets and features; Eat-in kitchen; Pantry; High-speed internet available; Walk-in closets; One living area; One dining area; 7 total rooms; No fireplaces
• Laundry & utility: Stacked washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Goliad El (math 27% / reading 24%, grade F, #2,982 of 4,322 statewide, top 70%, 412 students, 81% FRL) — zoned schools average 81% FRL vs 53% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 227 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 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $21k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1954 — 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.42% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $37,642
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 E 47th St	0.46mi	2/1.0 (-1)	688 (+6%)	5mo	$40,000	$58	55

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.49×
• Total profit: $12,123
• Equity at exit: $13,270

10-year hold

• IRR: 24.5%
• Equity multiple: 3.68×
• Total profit: $66,779
• Equity at exit: $7,695

Cash invested: $24,920 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $311

Break-even live

Break-even rent $874

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$975	$1.74	20d	1	1.35mi
3310 N Bryant Blvd San Angelo, TX	2.0	1.0	610	$750	$1.23	20d	1	1.37mi

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   historical Active Option Contract
3. 2026-02-26
   price $89,000
4. 2026-02-19
   price $95,000
5. 2026-02-13
   listed $110,000 Active
6. 2025-06-20
   listed $114,950 Active
7. 2024-06-29
   historical $1,050
8. 2024-06-20
   listed $1,050
9. 2024-05-23
   status Active
10. 2024-05-23
    price $128,000
11. 2024-05-21
    status Pending
12. 2024-02-20
    listed $130,000 Active

ⓘ 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: $2,243 · $187/mo
• Projected year-2 tax: $2,243 · $187/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 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: $15,209
• − Mortgage interest: −$4,985
• − Property taxes: −$2,243
• − Insurance: −$445
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,589
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,124/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

-31.5% since first listed

12 events — show timeline

• 2026-04-20 Pending — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-02-26 Price Changed $89,000 NTREIS
• 2026-02-19 Price Changed $95,000 NTREIS
• 2026-02-13 Listed $110,000 NTREIS
• 2025-06-20 Listed $114,950 SAAR TX
• 2024-06-29 Rental Removed $1,050 SAARTX
• 2024-06-20 Listed for Rent $1,050 SAARTX
• 2024-05-23 Relisted — SAAR TX
• 2024-05-23 Price Changed $128,000 SAAR TX
• 2024-05-21 Pending — SAAR TX
• 2024-02-20 Listed $130,000 SAAR TX

Property tax history

+8.4%/yr

Latest (2025): $2,243 · +5.8% YoY. Source: county tax records.