2401 Field St · San Angelo, TX 76901

$149,900

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 30 Days on market

Built 1961 0.27 ac lot $139/sqft · 29% above area Est $172k · 13% under

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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 +20.1/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special! This 3-bedroom, 2-bath home is ready to be added to your investment portfolio. A reliable income-producing property for the past 10 years, this home has a proven track record. Properties like this don't last long when priced below $150,000.

Key facts

• 0.27 acre lot
• Parking
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+5.8%/yr); 331 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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

• 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.04% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $171,710
• List price: $149,900
• Delta: 340.86%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Field St	0.27mi	3/1.5	1,092 (+2%)	2mo	$170,000	$156	82
2510 Glenwood Dr	0.23mi	3/1.5	1,000 (-7%)	2mo	$150,000	$150	74
2028 Wilson St	0.27mi	3/1.0	1,042 (-3%)	7mo	$130,000	$125	72
2840 Field St	0.59mi	3/1.5	1,053 (-2%)	5mo	$105,000	$100	63
2630 Jomar St	0.40mi	3/1.5	1,014 (-6%)	8mo	$149,000	$147	63
2104 Juanita Ave	0.52mi	3/1.0	1,040 (-3%)	6mo	$175,000	$168	62
2608 Lindell Ave	0.54mi	3/2.0	1,160 (+8%)	8mo	$199,900	$172	55
1908 Woodlawn Dr	0.75mi	3/2.0	1,016 (-6%)	6mo	$145,900	$144	51
2006 Howard Ave	0.33mi	2/1.0 (-1)	940 (-13%)	7mo	$127,000	$135	49
2410 Lindell Ave	0.53mi	2/1.0 (-1)	960 (-11%)	2mo	$157,000	$164	47
1906 Juanita Ave	0.61mi	2/2.0 (-1)	964 (-10%)	3mo	$165,000	$171	47
2101 Juanita Ave	0.55mi	4/2.0 (+1)	1,220 (+14%)	7mo	$194,900	$160	41

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: 29.3%
• Equity multiple: 3.34×
• Total profit: $98,069
• Equity at exit: $135,042

10-year hold

• IRR: 26.3%
• Equity multiple: 7.90×
• Total profit: $289,703
• Equity at exit: $291,223

Cash invested: $41,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$786
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $187

Break-even live

Break-even rent $1,327

Max offer price $149,900

Occupancy floor 83%

Sensitivity live

Price	-10% $272	-5% $229	+0% $187	+5% $144	+10% $102
Rent	-10% $63	-5% $125	+0% $187	+5% $249	+10% $310
Rate	-1.0pp $262	-0.5pp $225	base $187	+0.5pp $148	+1.0pp $109

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.38mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.43mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.48mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.50mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	0.70mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.75mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.79mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.82mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.00mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.02mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	1.04mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	1.04mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	1.07mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.22mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.27mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.33mi
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$975	$1.74	21d	1	1.47mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $149,900 Active 30 DOM
2. 2026-06-18
   days on market $149,900 Active 29 DOM
3. 2026-06-17
   days on market $149,900 Active 28 DOM
4. 2026-06-16
   days on market $149,900 Active 27 DOM
5. 2026-06-15
   days on market $149,900 Active 26 DOM
6. 2026-06-14
   days on market $149,900 Active 24 DOM
7. 2026-06-13
   days on market $149,900 Active 23 DOM
8. 2026-06-10
   days on market $149,900 Active 21 DOM
9. 2026-06-09
   days on market $149,900 Active 20 DOM
10. 2026-06-08
    days on market $149,900 Active 19 DOM
11. 2026-06-07
    days on market $149,900 Active 18 DOM
12. 2026-06-02
    days on market $149,900 Active 13 DOM
13. 2026-06-01
    days on market $149,900 Active 12 DOM
14. 2026-05-31
    days on market $149,900 Active 11 DOM
15. 2026-05-30
    days on market $149,900 Active 10 DOM
16. 2026-05-20
    listed $149,900 Active 258-char remark

    Show marketing remark (258 chars)

    Investor special! This 3-bedroom, 2-bath home is ready to be added to your investment portfolio. A reliable income-producing property for the past 10 years, this home has a proven track record. Properties like this don't last long when priced below $150,000.

17. 2025-04-25
    historical $1,395
18. 2025-04-05
    listed $1,395
19. 2024-03-20
    historical $1,250
20. 2024-02-13
    listed $1,250
21. 2016-10-21
    soldstatus
22. 2011-11-18
    soldstatus 195-char remark

    Show marketing remark (195 chars)

    Cute! Cute! Cute! Great starter home. Clean and remodeled throughout. Wood laminate flooring, new carpet, tile in bath. New paint inside and out. New front and side doors. Much more. Come see!

23. 2010-10-19
    listed $67,400 195-char remark

    Show marketing remark (195 chars)

    Cute! Cute! Cute! Great starter home. Clean and remodeled throughout. Wood laminate flooring, new carpet, tile in bath. New paint inside and out. New front and side doors. Much more. Come see!

24. 2007-05-31
    soldstatus
25. 2007-05-28
    soldstatus
26. 2007-01-31
    listed $64,900

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$348/yr (+$29/mo · 14.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $18,761
• − Mortgage interest: −$8,397
• − Property taxes: −$2,396
• − Insurance: −$750
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,361
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,277/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

+131.0% since first listed

11 events — show timeline

• 2026-05-20 Listed $149,900 SAAR TX
• 2025-04-25 Rental Removed $1,395 APPFOLIO
• 2025-04-05 Listed for Rent $1,395 APPFOLIO
• 2024-03-20 Rental Removed $1,250 SAARTX
• 2024-02-13 Listed for Rent $1,250 SAARTX
• 2016-10-21 Sold (Public Records) — Public Records
• 2011-11-18 Sold (MLS) — SAAR TX
• 2010-10-19 Listed $67,400 SAAR TX
• 2007-05-31 Sold (Public Records) — Public Records
• 2007-05-28 Sold (MLS) — SAAR TX
• 2007-01-31 Listed $64,900 SAAR TX

Property tax history

+6.3%/yr

Latest (2025): $2,396 · +20.5% YoY. Source: county tax records.