1213 George Ln · San Angelo, TX 76905

$230,000

5 bd · 2.5 ba · 1,665 sqft · SingleFamily public records · 8 Days on market

Built 2010 6,534 sqft lot Est $265k · 13% under

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Why this score? — see what drove the D+ 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 +13.5/30.0
• ARV discount +13.4/15.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2010

Tags

• LOCATION NEAR PRODUCER PARK

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-family residence; One level
• Construction: Brick and frame construction; Slab foundation; Composition roof; Built as a residential single family home
• Exterior features: Covered patio; Privacy fencing; City street frontage; Paved public-maintained road; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range/oven; Microwave; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Pantry; Ceiling fans; Double-pane windows; Window coverings; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $9 ($103/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (2.6% below list).
• Recommended offer: $224k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Holiman El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 361 students, 62% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 68% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,950 (2.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $264,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Johnny Ln	0.02mi	5/2.5	1,667 (+0%)	2mo	$260,000	$156	97
1215 Wallace Ln	0.05mi	5/2.5	1,670 (+0%)	4mo	$259,500	$155	94
1301 Elmo Ln	0.16mi	5/2.5	1,670 (+0%)	8mo	$265,000	$159	85
1304 Elmo Ln	0.15mi	4/2.5 (-1)	1,609 (-3%)	1mo	$259,000	$161	82
1230 Elmo Ln	0.12mi	4/2.0 (-1)	1,626 (-2%)	3mo	$269,999	$166	81
1205 George Ln	0.05mi	4/2.0 (-1)	1,581 (-5%)	3mo	$237,400	$150	80
1208 George Ln	0.05mi	4/2.5 (-1)	1,550 (-7%)	4mo	$249,450	$161	78
1305 Johnny Ln	0.15mi	4/2.0 (-1)	1,733 (+4%)	1mo	$315,000	$182	78
1220 Joseph Ln	0.39mi	5/2.5	1,613 (-3%)	2mo	$255,000	$158	74
1006 Gregory Dr	0.51mi	4/2.0 (-1)	1,640 (-2%)	1mo	$285,900	$174	66
1309 Gregory Dr	0.45mi	4/2.0 (-1)	1,541 (-7%)	2mo	$242,000	$157	58
2517 Mcgill Blvd	0.63mi	4/2.5 (-1)	1,486 (-11%)	9mo	$234,900	$158	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-36,586
• Equity at exit: $34,294

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-30,591
• Equity at exit: $19,886

Cash invested: $64,400 (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 76905

• Home prices YoY: -32.1%
• Active inventory: 181
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$459 /mo · $5,504/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $9

Break-even live

Break-even rent $2,229

Max offer price $230,000

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $74	+0% $9	+5% $-57	+10% $-122
Rent	-10% $-168	-5% $-80	+0% $9	+5% $97	+10% $185
Rate	-1.0pp $124	-0.5pp $67	base $9	+0.5pp $-51	+1.0pp $-112

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Elmo Ln San Angelo, TX	5.0	2.5	1660	$2,295	$1.38	22d	1	0.09mi
2805 McGill Blvd San Angelo, TX	4.0	2.0	1589	$1,850	$1.16	22d	1	0.75mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $230,000 Pending 8 DOM
2. 2026-06-02
   days on market $230,000 Active 4 DOM
3. 2026-06-01
   days on market $230,000 Active 3 DOM
4. 2026-05-31
   days on market $230,000 Active 2 DOM
5. 2026-05-29
   listed $230,000 Active
6. 2024-07-19
   historical $1,750
7. 2024-07-03
   listed $1,750
8. 2010-04-19
   soldstatus 16-char remark

   Show marketing remark (16 chars)

   New Construction

9. 2010-04-19
   listed $111,950 16-char remark

   Show marketing remark (16 chars)

   New Construction

ⓘ 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: $5,504 · $459/mo
• Projected year-2 tax: $5,504 · $459/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,874
• − Mortgage interest: −$12,884
• − Property taxes: −$5,504
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$6,691
• Taxable loss: −$3,654
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $980/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): 14,456
• Household income: $84,712
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 307.0

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 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 17% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 19% Korean 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: ▼ -96.60%
• Current HPI: 203.9934
• Rent YoY: —
• 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

+105.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $230,000 SAAR TX
• 2024-07-19 Rental Removed $1,750 SAARTX
• 2024-07-03 Listed for Rent $1,750 SAARTX
• 2010-04-19 Listed $111,950 SAAR TX
• 2010-04-19 Sold (MLS) — SAAR TX

Property tax history

+5.1%/yr

Latest (2025): $5,504 · +16.9% YoY. Source: county tax records.