2520 Forest Park Ave · San Angelo, TX 76901

$135,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 51 Days on market

Built 1958 7,013 sqft lot $144/sqft · at area comps Est $140k · 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 2 bedroom, 1 bath home! Located on a corner lot, with a large backyard, this home features a 2-year-old roof, a workshop with electricity and a window unit, 2 extra storage sheds, and new exterior paint. Inside, you'll find a functional layout with opportunity to update and customize to your style. This home offers great value and endless possibilities!

Key facts

• 2 year old roof
• New exterior paint
• Large backyard

Tags

• CORNER LOT
• LARGE BACKYARD
• 2 YEAR OLD ROOF
• WORKSHOP WITH ELECTRICITY
• EXTRA STORAGE SHEDS
• NEW EXTERIOR PAINT

Property features AI

Exterior

• Parking: No specific parking details provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected; Water connected; Sewer available
• Home design: Single family residence; One story; Corner lot; City street frontage; Paved, publicly maintained road
• Construction: Frame and other construction materials; Composition roof; Pillar/post/pier and slab foundation; Built on a 0.16-acre lot
• Exterior features: Porch; Shed(s); Workshop; Privacy fencing / fenced yard

Interior

• Kitchen: Built-in electric oven; Electric range; Microwave; Dishwasher; Vented exhaust fan
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Laminate counters; Ceiling fan(s); Storage
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $43 ($513/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 $132k (2.5% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% 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 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 19 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 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. 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: 0.97% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (median comp): $139,923
• List price: $135,000
• Delta: -3.52%
• 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
2410 Lindell Ave	0.22mi	2/1.0	960 (+2%)	2mo	$157,000	$164	85
2223 Coleman St	0.36mi	2/1.0	894 (-5%)	6mo	$80,000	$89	70
1825 N St St	0.64mi	2/1.0	940 (0%)	5mo	$100,000	$106	66
2006 Howard Ave	0.63mi	2/1.0	940 (0%)	7mo	$127,000	$135	65
2414 Chestnut St	0.60mi	2/1.0	910 (-3%)	4mo	$142,000	$156	63
1906 Juanita Ave	0.59mi	2/2.0	964 (+3%)	3mo	$165,000	$171	62
2510 Glenwood Dr	0.47mi	3/1.5 (+1)	1,000 (+6%)	2mo	$150,000	$150	59
2104 Juanita Ave	0.43mi	3/1.0 (+1)	1,040 (+11%)	6mo	$175,000	$168	52
2019 Freeland Ave	0.69mi	2/1.0	1,008 (+7%)	4mo	$127,500	$126	52
2526 Chestnut St	0.59mi	2/1.0	810 (-14%)	2mo	$115,000	$142	48
1908 Woodlawn Dr	0.57mi	3/2.0 (+1)	1,016 (+8%)	6mo	$145,900	$144	46
2840 Field St	0.50mi	3/1.5 (+1)	1,053 (+12%)	5mo	$105,000	$100	46

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: 26.3%
• Equity multiple: 3.12×
• Total profit: $80,087
• Equity at exit: $121,619

10-year hold

• IRR: 23.9%
• Equity multiple: 7.41×
• Total profit: $242,406
• Equity at exit: $262,275

Cash invested: $37,800 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$708
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $43

Break-even live

Break-even rent $1,261

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $119	-5% $81	+0% $43	+5% $5	+10% $-34
Rent	-10% $-61	-5% $-9	+0% $43	+5% $95	+10% $147
Rate	-1.0pp $111	-0.5pp $77	base $43	+0.5pp $8	+1.0pp $-28

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.32mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.34mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.35mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.59mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	0.61mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	22d	1	0.98mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	1.01mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	1.10mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	22d	1	1.11mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	1.20mi
3801 Arden Rd Apt 93 San Angelo, TX	1.0	1.0	670	$971	$1.45	44d	1	1.20mi
3801 Arden Rd Unit 131 San Angelo, TX	1.0	1.0	670	$933	$1.39	44d	1	1.20mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.20mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	22d	1	1.21mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	1.28mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.36mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.36mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.36mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $135,000 Active 51 DOM
2. 2026-06-18
   days on market $135,000 Active 50 DOM
3. 2026-06-17
   days on market $135,000 Active 49 DOM
4. 2026-06-16
   days on market $135,000 Active 48 DOM
5. 2026-06-15
   days on market $135,000 Active 47 DOM
6. 2026-06-14
   days on market $135,000 Active 45 DOM
7. 2026-06-13
   days on market $135,000 Active 44 DOM
8. 2026-06-10
   days on market $135,000 Active 42 DOM
9. 2026-06-09
   days on market $135,000 Active 41 DOM
10. 2026-06-08
    days on market $135,000 Active 40 DOM
11. 2026-06-07
    days on market $135,000 Active 39 DOM
12. 2026-06-02
    days on market $135,000 Active 34 DOM
13. 2026-06-01
    days on market $135,000 Active 33 DOM
14. 2026-05-31
    pricedays on market $135,000 Active 32 DOM
15. 2026-05-30
    days on market $145,000 Active 31 DOM
16. 2026-04-29
    listed $145,000 Active 370-char remark
17. 2023-07-20
    listed $119,000 Active
18. 2023-07-15
    listed $129,000 Active
19. 2014-11-21
    soldstatus
20. 2014-11-20
    soldstatus
21. 2014-08-09
    listed $71,500
22. 2005-05-23
    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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $15,787
• − Mortgage interest: −$7,562
• − Property taxes: −$2,789
• − Insurance: −$675
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,927
• Taxable loss: −$1,692
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $919/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

+88.8% since first listed

8 events — show timeline

• 2026-05-30 Price Changed $135,000 SAAR TX
• 2026-04-29 Listed $145,000 SAAR TX
• 2023-07-20 Listed $119,000 SAAR TX
• 2023-07-15 Listed $129,000 SAAR TX
• 2014-11-21 Sold (Public Records) — Public Records
• 2014-11-20 Sold (MLS) — SAAR TX
• 2014-08-09 Listed $71,500 SAAR TX
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,789 · +15.9% YoY. Source: county tax records.