708 Spaulding St · San Angelo, TX 76903

$129,900

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 56 Days on market

Built 1928 6,752 sqft lot $98/sqft · at area comps Est $136k · at est.

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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 +25.7/30.0
• ARV discount +9.6/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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

This property is being SOLD AS-IS presenting a fantastic opportunity for buyers or investors to bring their vision to life. With its solid potential and prime location, it's perfect for those looking to customize, renovate, or create their dream home. Buyer responsible for all inspections and due diligence.

Key facts

• 6,752 sq ft lot
• Parking
• Built 1928

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Carport (1 space); Additional parking; Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single family residence; One story; Fixer condition
• Construction: Brick and vinyl siding; Slab foundation; Built with shingle roof
• Exterior features: Storage; Privacy fencing; Shingle roof; Shed(s)

Interior

• Kitchen: Built-in gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Concrete; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Space heater; Central air conditioning; Electric cooling; Wall/window unit(s); Ceiling fans
• Interior features: Storage; Tile counters; Ceiling fans; Blinds and window coverings; Wood-burning fireplace (1)
• Laundry & utility: Laundry room with washer and dryer hookups; Electric dryer hookup; Outside access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Bradford El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 418 students, 94% 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) — zoned schools average 68% FRL vs 53% district-wide (16 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 1.17% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $136,291
• List price: $129,900
• Delta: -4.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Spaulding St	0.06mi	3/2.0	1,403 (+6%)	1mo	$184,900	$132	87
415 E Harris Ave	0.40mi	2/2.0 (-1)	1,310 (-1%)	1mo	$109,900	$84	73
916 Preusser St	0.27mi	3/2.0	1,277 (-4%)	12mo	$175,000	$137	71
407 Koberlin St	0.31mi	2/1.0 (-1)	1,347 (+1%)	5mo	$126,000	$94	70
119 N Malone St	0.26mi	3/1.0	1,248 (-6%)	4mo	$159,500	$128	70
231 N Malone St	0.21mi	2/1.0 (-1)	1,284 (-3%)	11mo	$187,900	$146	67
621 E Harris Ave	0.33mi	3/2.0	1,520 (+14%)	10mo	$98,000	$64	52
123 S Baze St	0.50mi	3/4.0	1,464 (+10%)	2mo	$179,900	$123	50
1516 E Harris Ave	0.73mi	3/2.0	1,222 (-8%)	3mo	$220,000	$180	50
1518 Preusser St	0.71mi	3/2.0	1,200 (-10%)	3mo	$125,000	$104	48
15 Bell St	0.74mi	3/1.5	1,288 (-3%)	13mo	$129,000	$100	48
1608 Preusser St	0.75mi	3/2.0	1,131 (-15%)	13mo	$204,999	$181	30

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: 4.5%
• Equity multiple: 1.19×
• Total profit: $6,730
• Equity at exit: $19,369

10-year hold

• IRR: 18.2%
• Equity multiple: 2.87×
• Total profit: $67,941
• Equity at exit: $11,231

Cash invested: $36,372 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$681
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $310

Break-even live

Break-even rent $1,130

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $383	-5% $346	+0% $310	+5% $273	+10% $236
Rent	-10% $189	-5% $249	+0% $310	+5% $370	+10% $430
Rate	-1.0pp $375	-0.5pp $343	base $310	+0.5pp $276	+1.0pp $242

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	44d	1	0.53mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	22d	1	0.73mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	22d	10	0.94mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	22d	1	1.13mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	22d	1	1.14mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 56 DOM
2. 2026-06-18
   days on market $129,900 Active 55 DOM
3. 2026-06-17
   days on market $129,900 Active 54 DOM
4. 2026-06-16
   days on market $129,900 Active 53 DOM
5. 2026-06-15
   days on market $129,900 Active 52 DOM
6. 2026-06-14
   days on market $129,900 Active 50 DOM
7. 2026-06-13
   days on market $129,900 Active 49 DOM
8. 2026-06-10
   days on market $129,900 Active 47 DOM
9. 2026-06-09
   days on market $129,900 Active 46 DOM
10. 2026-06-08
    days on market $129,900 Active 45 DOM
11. 2026-06-07
    days on market $129,900 Active 44 DOM
12. 2026-06-02
    days on market $129,900 Active 39 DOM
13. 2026-06-01
    days on market $129,900 Active 38 DOM
14. 2026-05-31
    days on market $129,900 Active 37 DOM
15. 2026-05-30
    days on market $129,900 Active 36 DOM
16. 2026-04-24
    listed $129,900 Active 308-char remark
17. 2021-12-22
    soldstatus
18. 2020-07-15
    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: $1,892 · $158/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$485/yr (+$40/mo · 25.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $18,266
• − Mortgage interest: −$7,276
• − Property taxes: −$1,892
• − Insurance: −$650
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,779
• Taxable income: $1,747
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,295/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

3 events — show timeline

• 2026-04-24 Listed $129,900 SAAR TX
• 2021-12-22 Sold (Public Records) — Public Records
• 2020-07-15 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,892 · +26.0% YoY. Source: county tax records.