1815 Coleman St · San Angelo, TX 76901

$69,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 197 Days on market

Built 1959 5,009 sqft lot $74/sqft · 48% below area Est $134k · 48% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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 with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

Key facts

• New hvac
• New water heater
• Storage galore

Tags

• GENEROUS SIZED LIVING AREA
• SPACIOUS COUNTRY KITCHEN
• NEW HVAC
• NEW WATER HEATER
• NEW ROOF
• STORAGE GALORE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $45k (39%) 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 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.79% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (median comp): $134,403
• List price: $69,900
• Delta: -47.99%
• 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
1825 N St St	0.05mi	2/1.0	940 (0%)	5mo	$100,000	$106	93
1906 Juanita Ave	0.42mi	2/2.0	964 (+3%)	3mo	$165,000	$171	70
2410 Lindell Ave	0.59mi	2/1.0	960 (+2%)	2mo	$157,000	$164	68
2019 Freeland Ave	0.41mi	2/1.0	1,008 (+7%)	5mo	$127,500	$126	65
215 Westland St	0.63mi	2/1.0	971 (+3%)	1mo	$124,900	$129	64
206 N Van Buren St	0.54mi	2/1.0	1,008 (+7%)	1mo	$167,500	$166	62
1908 Woodlawn Dr	0.27mi	3/2.0 (+1)	1,016 (+8%)	6mo	$145,900	$144	60
802 N Bishop St	0.41mi	2/1.0	840 (-11%)	4mo	$94,900	$113	60
2414 Chestnut St	0.67mi	2/1.0	910 (-3%)	4mo	$142,000	$156	60
1024 N Bishop St	0.39mi	3/1.0 (+1)	1,070 (+14%)	1mo	$135,000	$126	53
2104 Juanita Ave	0.49mi	3/1.0 (+1)	1,040 (+11%)	6mo	$175,000	$168	50
312 N Milton St	0.47mi	2/2.0	1,080 (+15%)	6mo	$165,000	$153	44

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: 46.6%
• Equity multiple: 4.57×
• Total profit: $69,903
• Equity at exit: $62,971

10-year hold

• IRR: 41.7%
• Equity multiple: 10.81×
• Total profit: $191,945
• Equity at exit: $135,800

Cash invested: $19,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$367
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $443

Break-even live

Break-even rent $688

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $482	-5% $462	+0% $443	+5% $423	+10% $403
Rent	-10% $344	-5% $393	+0% $443	+5% $492	+10% $541
Rate	-1.0pp $478	-0.5pp $460	base $443	+0.5pp $424	+1.0pp $406

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.55mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	0.60mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.65mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.68mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	45d	1	0.69mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	0.69mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	0.69mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.79mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	22d	1	0.85mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	0.90mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.91mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.00mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	1.06mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	45d	1	1.06mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $69,900 Active 197 DOM
2. 2026-06-18
   days on market $69,900 Active 196 DOM
3. 2026-06-17
   days on market $69,900 Active 195 DOM
4. 2026-06-16
   days on market $69,900 Active 194 DOM
5. 2026-06-15
   days on market $69,900 Active 193 DOM
6. 2026-06-14
   days on market $69,900 Active 191 DOM
7. 2026-06-13
   days on market $69,900 Active 190 DOM
8. 2026-06-10
   days on market $69,900 Active 188 DOM
9. 2026-06-09
   days on market $69,900 Active 187 DOM
10. 2026-06-08
    days on market $69,900 Active 186 DOM
11. 2026-06-07
    days on market $69,900 Active 185 DOM
12. 2026-06-02
    days on market $69,900 Active 180 DOM
13. 2026-06-01
    days on market $69,900 Active 179 DOM
14. 2026-06-01
    price $69,900 Active 178 DOM
15. 2026-05-31
    days on market $74,900 Active 178 DOM
16. 2026-05-30
    days on market $74,900 Active 177 DOM
17. 2026-05-13
    price $74,900 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

18. 2026-04-23
    price $84,900 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

19. 2026-03-24
    price $89,900 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

20. 2026-02-20
    price $99,900 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

21. 2026-01-21
    price $104,900 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

22. 2025-12-04
    listed $114,900 Active 573-char remark

    Show marketing remark (573 chars)

    Lots of Potential with lots of features in this traditional bungalow in San Angelo, TX! Features include two bedrooms, one bath, a generous sized living area, spacious country kitchen, one car carport 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 12-24-25.

23. 2009-04-09
    soldstatus 344-char remark

    Show marketing remark (344 chars)

    Pictures are worth a 1000 words. Nicely remodeled as you can see with the pictures. Clean and in good shape. New owners can just move in and enjoy. Great house for First Time Home Buyer or investor. Spacious Master Bedroom. Nice floor plan for a home under 1000 Sq. Ft. Large Laundry room with extra closet space. This is definitely a must see.

24. 2009-04-09
    soldstatus

    Show marketing remark (344 chars)

    Pictures are worth a 1000 words. Nicely remodeled as you can see with the pictures. Clean and in good shape. New owners can just move in and enjoy. Great house for First Time Home Buyer or investor. Spacious Master Bedroom. Nice floor plan for a home under 1000 Sq. Ft. Large Laundry room with extra closet space. This is definitely a must see.

25. 2009-02-14
    listed $49,900 344-char remark

    Show marketing remark (344 chars)

    Pictures are worth a 1000 words. Nicely remodeled as you can see with the pictures. Clean and in good shape. New owners can just move in and enjoy. Great house for First Time Home Buyer or investor. Spacious Master Bedroom. Nice floor plan for a home under 1000 Sq. Ft. Large Laundry room with extra closet space. This is definitely a must see.

26. 2009-01-27
    soldstatus
27. 2005-04-21
    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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 13% 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: $14,981
• − Mortgage interest: −$3,915
• − Property taxes: −$1,776
• − Insurance: −$350
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,033
• Taxable income: $4,510
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,229/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

+50.1% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $74,900 NTREIS
• 2026-04-23 Price Changed $84,900 NTREIS
• 2026-03-24 Price Changed $89,900 NTREIS
• 2026-02-20 Price Changed $99,900 NTREIS
• 2026-01-21 Price Changed $104,900 NTREIS
• 2025-12-04 Listed $114,900 NTREIS
• 2009-04-09 Sold (Public Records) — Public Records
• 2009-04-09 Sold (MLS) — SAAR TX
• 2009-02-14 Listed $49,900 SAAR TX
• 2009-01-27 Sold (Public Records) — Public Records
• 2005-04-21 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,776 · +15.8% YoY. Source: county tax records.