38 W 13th St · San Angelo, TX 76903

$114,900

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 50 Days on market

Built 1959 5,009 sqft lot $199/sqft · 45% above area Est $79k · 45% 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 +18.2/30.0
• DSCR +5.7/10.0
• Rent growth +4.6/5.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Fully renovated cottage near downtown, hospital, and dining. Move-in ready with modern updates throughout. Whether you're a first-time buyer or looking to simplify, this home delivers affordable ownership without sacrificing convenience. Located in an established neighborhood in San Angelo, ideal for homeowners or investors seeking a low-maintenance, income-producing property, this home has consistently rented and offers immediate usability with long-term potential. Schedule your showing today!

Key facts

• 5,009 sq ft lot
• Built 1959
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $110k (4.6% below list).
• Recommended offer: $110k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Reagan El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 311 students, 88% 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 (+8.5%/yr); 229 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 11390% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,670 (4.6% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $79,332
• List price: $114,900
• Delta: 44.83%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 Hudson St	0.59mi	2/1.0	633 (+10%)	15mo	$75,000	$118	44

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,272
• Equity at exit: $17,132

10-year hold

• IRR: 9.7%
• Equity multiple: 1.91×
• Total profit: $29,346
• Equity at exit: $9,934

Cash invested: $32,172 (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: 229
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $103

Break-even live

Break-even rent $966

Max offer price $114,900

Occupancy floor 86%

Sensitivity live

Price	-10% $168	-5% $135	+0% $103	+5% $70	+10% $38
Rent	-10% $16	-5% $60	+0% $103	+5% $146	+10% $190
Rate	-1.0pp $161	-0.5pp $132	base $103	+0.5pp $73	+1.0pp $43

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 W 26th St Apt In San Angelo, TX	1.0	1.0	500	$750	$1.50	22d	1	0.98mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $114,900 Active 50 DOM
2. 2026-06-17
   days on market $114,900 Active 49 DOM
3. 2026-06-16
   days on market $114,900 Active 48 DOM
4. 2026-06-15
   days on market $114,900 Active 47 DOM
5. 2026-06-14
   days on market $114,900 Active 45 DOM
6. 2026-06-13
   days on market $114,900 Active 44 DOM
7. 2026-06-10
   days on market $114,900 Active 42 DOM
8. 2026-06-09
   days on market $114,900 Active 41 DOM
9. 2026-06-08
   days on market $114,900 Active 40 DOM
10. 2026-06-07
    days on market $114,900 Active 39 DOM
11. 2026-06-02
    days on market $114,900 Active 34 DOM
12. 2026-06-01
    days on market $114,900 Active 33 DOM
13. 2026-05-31
    days on market $114,900 Active 32 DOM
14. 2026-05-30
    days on market $114,900 Active 31 DOM
15. 2026-05-05
    price $119,900 518-char remark
16. 2026-04-29
    listed $124,900 Active 518-char remark
17. 2025-04-17
    historical $900
18. 2025-04-17
    listed $900
19. 2025-03-11
    price $109,500
20. 2025-02-12
    price $114,500
21. 2024-12-02
    listed $115,000 Active
22. 2022-11-15
    soldstatus

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$746/yr (+$62/mo · 54.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,160
• − Mortgage interest: −$6,436
• − Property taxes: −$1,357
• − Insurance: −$574
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,343
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,392/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

-99.1% since first listed

10 events — show timeline

• 2026-06-18 Rental Removed $1,000 SAARTX
• 2026-06-09 Listed for Rent $1,000 SAARTX
• 2026-05-20 Price Changed $114,900 SAAR TX
• 2026-05-05 Price Changed $119,900 SAAR TX
• 2025-04-17 Rental Removed $900 SAARTX
• 2025-04-17 Listed for Rent $900 SAARTX
• 2025-03-11 Price Changed $109,500 SAAR TX
• 2025-02-12 Price Changed $114,500 SAAR TX
• 2024-12-02 Listed $115,000 SAAR TX
• 2022-11-15 Sold (Public Records) — Public Records

Property tax history

+16.6%/yr

Latest (2025): $1,357 · +113.8% YoY. Source: county tax records.