309 S Washington St · San Angelo, TX 76901

$289,999

3 bd · 3.0 ba · 2,070 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,841 sqft lot $140/sqft · 8% below area Est $315k · 8% 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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.1/10.0

Listing remarks

Welcome home to this beautifully charming gem in the heart of San Angelo! Start your mornings or end your days on the wrap-around porch or next to one of the cozy fireplaces while taking in the character that is sure to steal your heart! This home features vinyl floors, beautiful countertops, tall ceilings, gorgeous updates and stunning charm with lots of natural light, making it a true dream! Add peace of mind with a newer HVAC, water heater, electrical, sewer line and roof! The primary bedroom and ensuite offers tons of space and luxurious finishes with an area for an office and additional flex space, providing an oasis to get lost in. The additional spacious bedrooms feature lots of na

Key facts

• Cozy fireplaces
• Vinyl floors
• Tall ceilings

Tags

• WRAP-AROUND PORCH
• COZY FIREPLACES
• VINYL FLOORS
• BEAUTIFUL COUNTERTOPS
• TALL CEILINGS
• NEWER HVAC

Property features AI

Exterior

• Parking: Attached carport; Carport with 2 spaces; Alley access; On-site storage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Frame construction
• Construction: Frame construction; Composition roof; Pillar/Post/Pier foundation; Built as residential single-family
• Exterior features: Patio; Privacy fencing; Other fencing; Landscaped yard; Front and rear sprinklers; Paved, public-maintained city street access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling; Ceiling fans
• Interior features: Pantry; Ceiling fans; Stone counters; Window coverings; Two fireplaces (living room and bedroom) — electric and wood-burning
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (36.2% below list).
• Recommended offer: $184k (36.4% below list) — sets the bar for cash-flow.

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: Santa Rita El (math 67% / reading 57%, grade B, #321 of 4,322 statewide, top 8%, 371 students, 40% 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 at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 4 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 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 4y 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

• Watch-outs: built in 1958 — 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 $184,438 (36.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.83%
• DSCR: 0.61
• GRM: 13.1

CMA / ARV

• ARV (median comp): $315,176
• List price: $289,999
• Delta: -6.08%
• 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
322 S Madison St	0.24mi	3/2.0	2,048 (-1%)	2mo	$367,500	$179	81
110 N Washington St	0.33mi	3/2.0	1,994 (-4%)	5mo	$319,999	$160	71
1211 S Madison St	0.41mi	3/2.0	2,047 (-1%)	6mo	$399,900	$195	70
721 W Washington Dr	0.37mi	3/2.0	2,159 (+4%)	8mo	$340,000	$157	65
27 Yucca St	0.32mi	3/2.5	2,250 (+9%)	7mo	$449,900	$200	63
1905 Live Oak St	0.61mi	3/2.5	2,144 (+4%)	4mo	$289,900	$135	60
1426 Shafter St	0.63mi	3/2.0	2,096 (+1%)	7mo	$330,000	$157	59
1858 W Twohig Ave	0.55mi	4/4.0 (+1)	2,000 (-3%)	2mo	$179,900	$90	58
717 W Washington Dr	0.38mi	3/3.0	1,776 (-14%)	1mo	$265,000	$149	58
1001 S David St	0.50mi	2/4.0 (-1)	1,858 (-10%)	1mo	$329,000	$177	50
1511 S Monroe St	0.70mi	3/2.0	1,928 (-7%)	9mo	$235,000	$122	45
410 W Ave C	0.59mi	3/2.0	1,792 (-13%)	8mo	$260,000	$145	40

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: 18.8%
• Equity multiple: 2.54×
• Total profit: $125,259
• Equity at exit: $261,254

10-year hold

• IRR: 18.0%
• Equity multiple: 6.06×
• Total profit: $410,988
• Equity at exit: $563,404

Cash invested: $81,200 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$417 /mo · $5,000/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-598

Break-even live

Break-even rent $2,605

Max offer price $184,438

Occupancy floor —

Sensitivity live

Price	-10% $-433	-5% $-515	+0% $-598	+5% $-680	+10% $-762
Rent	-10% $-744	-5% $-671	+0% $-598	+5% $-525	+10% $-451
Rate	-1.0pp $-452	-0.5pp $-524	base $-598	+0.5pp $-673	+1.0pp $-749

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	0.44mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	22d	1	0.61mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	44d	1	1.09mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   pricedays on marketlisting id $289,999 Active 1 DOM
2. 2026-06-18
   days on market $295,999 Active 132 DOM
3. 2026-06-17
   days on market $295,999 Active 131 DOM
4. 2026-06-16
   days on market $295,999 Active 130 DOM
5. 2026-06-15
   days on market $295,999 Active 129 DOM
6. 2026-06-14
   days on market $295,999 Active 127 DOM
7. 2026-06-13
   days on market $295,999 Active 126 DOM
8. 2026-06-10
   days on market $295,999 Active 124 DOM
9. 2026-06-09
   days on market $295,999 Active 123 DOM
10. 2026-06-08
    days on market $295,999 Active 122 DOM
11. 2026-06-07
    days on market $295,999 Active 121 DOM
12. 2026-06-02
    days on market $295,999 Active 116 DOM
13. 2026-06-01
    days on market $295,999 Active 115 DOM
14. 2026-05-31
    days on market $295,999 Active 114 DOM
15. 2026-05-30
    days on market $295,999 Active 113 DOM
16. 2026-02-06
    listed $295,999 Active 999-char remark
17. 2025-04-21
    listed $305,900 Active
18. 2025-03-25
    price $318,500
19. 2025-03-07
    listed $324,999 Active
20. 2025-02-04
    listed $324,999 Active
21. 2025-01-04
    listed $329,500 Active
22. 2024-11-21
    listed $329,500 Active
23. 2024-11-18
    status Active
24. 2024-10-02
    price $329,500
25. 2024-09-30
    listed $333,000 Active
26. 2024-07-29
    price $333,000
27. 2024-07-10
    listed $338,000 Active
28. 2022-08-05
    soldstatus Closed
29. 2022-08-05
    soldstatus
30. 2022-06-22
    status Pending
31. 2022-06-14
    price $249,900
32. 2022-06-01
    price $269,900
33. 2022-05-17
    listed $289,500 Active
34. 2022-03-02
    soldstatus
35. 2015-04-30
    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: $5,000 · $417/mo
• Projected year-2 tax: $5,307 · $442/mo
• Expected delta: +$307/yr (+$26/mo · 6.1%)

ⓘ 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 15% 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: $22,189
• − Mortgage interest: −$16,244
• − Property taxes: −$5,000
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$8,436
• Taxable loss: −$12,493
• Est. tax savings @ 24.0%: +$2,998
• After-tax cash flow: $-4,172/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

+0.2% since first listed

20 events — show timeline

• 2026-06-18 Listed $289,999 SAAR TX
• 2025-04-21 Listed $305,900 SAAR TX
• 2025-03-25 Price Changed $318,500 SAAR TX
• 2025-03-07 Listed $324,999 SAAR TX
• 2025-02-04 Listed $324,999 SAAR TX
• 2025-01-04 Listed $329,500 SAAR TX
• 2024-11-21 Listed $329,500 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-10-02 Price Changed $329,500 SAAR TX
• 2024-09-30 Listed $333,000 SAAR TX
• 2024-07-29 Price Changed $333,000 SAAR TX
• 2024-07-10 Listed $338,000 SAAR TX
• 2022-08-05 Sold (Public Records) — Public Records
• 2022-08-05 Sold (MLS) — SAAR TX
• 2022-06-22 Pending — SAAR TX
• 2022-06-14 Price Changed $249,900 SAAR TX
• 2022-06-01 Price Changed $269,900 SAAR TX
• 2022-05-17 Listed $289,500 SAAR TX
• 2022-03-02 Sold (Public Records) — Public Records
• 2015-04-30 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,000 · +16.6% YoY. Source: county tax records.