2321 Coleman St · San Angelo, TX 76901

$104,900

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 99 Days on market

Built 1959 7,144 sqft lot $82/sqft · 27% below area Est $145k · 27% under ↓ 16% since listing

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Why this score? — see what drove the A 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• 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

Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

Key facts

• New hvac
• Storage galore
• 7,144 sq ft lot

Tags

• TRADITIONAL BRICK HOME
• GENEROUS SIZED LIVING AREA
• SPACIOUS COUNTRY KITCHEN
• WORKSHOP STORAGE BUILDING
• STORAGE GALORE
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $11k of equity ($725 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1959 — 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 $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.47% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 5.7

CMA / ARV

• ARV (median comp): $144,528
• List price: $104,900
• Delta: -27.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 North St	0.08mi	3/1.0 (+1)	1,180 (-7%)	1mo	$129,500	$110	78
2255 Woodlawn Dr	0.28mi	3/2.0 (+1)	1,246 (-2%)	1mo	$235,000	$189	74
2616 Juanita Ave	0.46mi	3/2.0 (+1)	1,273 (+0%)	3mo	$240,000	$189	67
2825 N Abilene St	0.49mi	3/2.0 (+1)	1,273 (+0%)	3mo	$245,000	$192	66
2105 Coleman St	0.18mi	3/1.0 (+1)	1,105 (-13%)	2mo	$160,000	$145	63
2706 Lindell Ave	0.50mi	3/2.0 (+1)	1,311 (+3%)	2mo	$255,000	$195	61
2403 Freeland Ave	0.33mi	2/2.0	1,120 (-12%)	2mo	$179,900	$161	59
2702 Houston St	0.39mi	3/2.0 (+1)	1,176 (-8%)	2mo	$199,900	$170	59
2005 Bailey St	0.30mi	2/2.0	1,104 (-13%)	4mo	$129,000	$117	56
2937 Coleman St	0.59mi	3/2.0 (+1)	1,189 (-6%)	1mo	$225,000	$189	52
425 N Garfield St	0.54mi	3/2.0 (+1)	1,120 (-12%)	4mo	$179,000	$160	43
3105 Abilene St	0.71mi	3/4.0 (+1)	1,168 (-8%)	2mo	$185,000	$158	34

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: 35.9%
• Equity multiple: 3.83×
• Total profit: $83,050
• Equity at exit: $94,502

10-year hold

• IRR: 32.1%
• Equity multiple: 9.11×
• Total profit: $238,111
• Equity at exit: $203,798

Cash invested: $29,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$550
• Tax from tax record: −$292 /mo · $3,507/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $335

Break-even live

Break-even rent $1,122

Max offer price $104,900

Occupancy floor 73%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.26mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.32mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.35mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.45mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.48mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.55mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.60mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.64mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.65mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.66mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.68mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.69mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	44d	1	0.75mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.76mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	0.96mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.14mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.14mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	1.19mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	1.23mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	1.30mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.30mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	1.31mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	1.31mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.36mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	1.39mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	1.40mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	1.43mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	1.46mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.48mi

Listing history 8 events

1. 2026-05-03
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

2. 2026-04-23
   price $104,900 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

3. 2026-04-23
   status Active 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

4. 2026-03-18
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

5. 2026-03-07
   price $114,900 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

6. 2026-02-09
   price $119,900 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

7. 2025-12-15
   listed $124,900 Active 561-char remark

   Show marketing remark (561 chars)

   Lots of Potential in this traditional brick home in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, workshop storage building and storage galore! Lots of upgrades already completed-new HVAC, new water heater, new roof, sheetrock repairs, electrical and plumbing Repairs! Priced to sell strictly as is with plenty of room in the price to truly make this your dream home-so schedule your private showing today! This Property is eligible under the Freddie Mac First Look Initiative through 01-04-25.

8. 2014-05-13
   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: $3,507 · $292/mo
• Projected year-2 tax: $3,507 · $292/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $18,552
• − Mortgage interest: −$5,876
• − Property taxes: −$3,507
• − Insurance: −$524
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$3,052
• Taxable income: $2,624
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,393/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

-16.0% since first listed

8 events — show timeline

• 2026-05-03 Pending — NTREIS
• 2026-04-23 Price Changed $104,900 NTREIS
• 2026-04-23 Relisted — NTREIS
• 2026-03-18 Pending — NTREIS
• 2026-03-07 Price Changed $114,900 NTREIS
• 2026-02-09 Price Changed $119,900 NTREIS
• 2025-12-15 Listed $124,900 NTREIS
• 2014-05-13 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,507 · +28.7% YoY. Source: county tax records.