1310 S Chadbourne St · San Angelo, TX 76903

$85,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 1 Days on market

Built 1930 3,223 sqft lot Est $93k · 9% under ↓ 6% since listing

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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 +30.0/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Welcome to 1310 S. Chadbourne. This 2 bedroom/1 bath home boasts a cozy open floor plan, with alley access or front drive access providing extra parking in the back of the home. Commuting will be a breeze with access to major arteries like Chadbourne, & N. Bryant, placing you just moments from some of San Angelo's favorite local amenities, dining, & shopping. This is a great investment property or starter home. The property has undergone significant updates including new flooring, fresh paint, and only a new roof. This property also features great mini-split heating and air units for comfort during any season.

Key facts

• Alley access
• Extra parking
• Open floor plan

Tags

• OPEN FLOOR PLAN
• ALLEY ACCESS
• FRONT DRIVE ACCESS
• EXTRA PARKING
• ACCESS TO MAJOR ARTERIES
• SIGNIFICANT UPDATES

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 80 (0.07 acres); Directions: From downtown San Angelo, head south on Chadbourne and the house is on your left.; Subdivision: Fort Concho

Exterior

• Parking: Alley access; Driveway
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding; Metal roof; Slab foundation; Built as updated/remodeled
• Exterior features: Patio; Interior lot; Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 6 rooms (includes living areas and bedrooms)
• Flooring: Carpet; Combination flooring; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other); Wall/window air conditioning units
• Interior features: Laminate counters; Updated/remodeled condition
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.9% 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-, 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: Ft Concho El (math 59% / reading 65%, grade B, #321 of 4,322 statewide, top 8%, 476 students, 46% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% 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 at 49% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Watch-outs: built in 1930 — 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 $85,000

Questions for the listing agent

1. Built in 1930 — 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: 1.44% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $92,928
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 S Chadbourne St	0.00mi	2/1.0	768 (0%)	0mo	$85,000	$111	100
2113 S Hill St	0.68mi	2/1.0	816 (+6%)	2mo	$99,000	$121	56
610 Ave L	0.60mi	2/2.0	864 (+12%)	1mo	$105,000	$122	46

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: 13.6%
• Equity multiple: 1.58×
• Total profit: $13,754
• Equity at exit: $12,674

10-year hold

• IRR: 26.2%
• Equity multiple: 3.89×
• Total profit: $68,682
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$446
• Tax from tax record: −$156 /mo · $1,878/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $330

Break-even live

Break-even rent $807

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $378	-5% $354	+0% $330	+5% $306	+10% $282
Rent	-10% $233	-5% $281	+0% $330	+5% $378	+10% $427
Rate	-1.0pp $373	-0.5pp $351	base $330	+0.5pp $308	+1.0pp $285

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	44d	1	0.47mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	0.47mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	44d	1	0.47mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	0.47mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	0.48mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	22d	1	0.86mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	22d	1	0.86mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	22d	10	1.12mi
304 Greer St San Angelo, TX	2.0	1.0	1020	$1,250	$1.23	44d	1	1.27mi
1527 Fulton St San Angelo, TX	2.0	1.0	750	$950	$1.27	22d	1	1.35mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	44d	1	1.36mi

Listing history 11 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $85,000 Active
3. 2025-12-31
   status Active
4. 2025-12-02
   price $86,000
5. 2025-11-24
   price $86,500
6. 2025-11-17
   price $87,000
7. 2025-11-13
   price $87,500
8. 2025-10-06
   price $88,500
9. 2025-09-29
   price $89,000
10. 2025-09-22
    price $89,500
11. 2025-06-26
    listed $90,000 Active

ⓘ 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: $1,878 · $156/mo
• Projected year-2 tax: $1,878 · $156/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 3/10 Moderate
• 🌡 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: $14,696
• − Mortgage interest: −$4,761
• − Property taxes: −$1,878
• − Insurance: −$425
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,473
• Taxable income: $2,807
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,284/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

-5.6% since first listed

11 events — show timeline

• 2026-05-19 Pending — SAAR TX
• 2026-05-18 Listed $85,000 SAAR TX
• 2025-12-31 Relisted — SAAR TX
• 2025-12-02 Price Changed $86,000 SAAR TX
• 2025-11-24 Price Changed $86,500 SAAR TX
• 2025-11-17 Price Changed $87,000 SAAR TX
• 2025-11-13 Price Changed $87,500 SAAR TX
• 2025-10-06 Price Changed $88,500 SAAR TX
• 2025-09-29 Price Changed $89,000 SAAR TX
• 2025-09-22 Price Changed $89,500 SAAR TX
• 2025-06-26 Listed $90,000 SAAR TX

Property tax history

+13.3%/yr

Latest (2025): $1,878 · +140.7% YoY. Source: county tax records.