2224 Guadalupe St · San Angelo, TX 76901

$156,000

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 55 Days on market

Built 1959 6,403 sqft lot $168/sqft · 26% above area Est $156k · at est.

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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 +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2224 Guadalupe St in San Angelo. This 3 bedroom, 1 bathroom home offers 1,178 square feet with a simple, functional layout that makes good use of the space. It's easy to maintain and works well for everyday living. The backyard is a great feature — plenty of room for pets, kids, or just having some space to yourself. The home also comes with paid-off solar panels, so there's no added cost there and it can help keep electric bills lower. Located in an established area of town, this property is a solid option whether you're looking for a place to live or something to hold as a rental. Contact us today if you're interested or would like additional info!

Key facts

• Established area
• Room for pets
• 6,403 sq ft lot

Tags

• PAID-OFF SOLAR PANELS
• ROOM FOR PETS
• ESTABLISHED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (12.9% below list).
• Recommended offer: $136k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $17k of equity ($1k loan paydown + $16k 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 $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 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 $135,894 (12.9% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (median comp): $155,779
• List price: $156,000
• Delta: 0.14%
• 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
215 Westland St	0.10mi	2/1.0 (-1)	971 (+5%)	1mo	$124,900	$129	82
2414 Chestnut St	0.17mi	2/1.0 (-1)	910 (-2%)	4mo	$142,000	$156	80
319 N Howard St	0.13mi	2/1.0 (-1)	852 (-8%)	8mo	$155,000	$182	69
2019 Freeland Ave	0.19mi	2/1.0 (-1)	1,008 (+9%)	4mo	$127,500	$126	68
2235 Chestnut St	0.03mi	3/1.0	1,050 (+13%)	10mo	$159,900	$152	68
2223 Coleman St	0.41mi	2/1.0 (-1)	894 (-4%)	6mo	$80,000	$89	64
1825 N St St	0.60mi	2/1.0 (-1)	940 (+1%)	5mo	$100,000	$106	60
206 N Van Buren St	0.46mi	2/1.0 (-1)	1,008 (+9%)	1mo	$167,500	$166	58
2526 Chestnut St	0.30mi	2/1.0 (-1)	810 (-13%)	2mo	$115,000	$142	58
2415 Colorado Ave	0.46mi	2/1.0 (-1)	1,018 (+10%)	8mo	$162,000	$159	50
2515 Woodlawn Dr	0.70mi	2/1.0 (-1)	1,008 (+9%)	8mo	$135,000	$134	41
706 N Madison St	0.69mi	3/1.0	1,062 (+14%)	10mo	$145,000	$137	35

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: 23.9%
• Equity multiple: 2.93×
• Total profit: $84,451
• Equity at exit: $140,537

10-year hold

• IRR: 21.9%
• Equity multiple: 6.98×
• Total profit: $261,208
• Equity at exit: $303,074

Cash invested: $43,680 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$818
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-70

Break-even live

Break-even rent $1,448

Max offer price $143,579

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-26	+0% $-70	+5% $-114	+10% $-159
Rent	-10% $-178	-5% $-124	+0% $-70	+5% $-17	+10% $37
Rate	-1.0pp $8	-0.5pp $-31	base $-70	+0.5pp $-111	+1.0pp $-152

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.37mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.43mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.44mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.54mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.62mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.89mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	0.95mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	21d	1	0.99mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.03mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.04mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.04mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.07mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	1.20mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	1.40mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	1.40mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.45mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	21d	17	1.49mi

Listing history 11 events

1. 2026-05-14
   status Pending 675-char remark

   Show marketing remark (675 chars)

   Welcome to 2224 Guadalupe St in San Angelo. This 3 bedroom, 1 bathroom home offers 1,178 square feet with a simple, functional layout that makes good use of the space. It's easy to maintain and works well for everyday living. The backyard is a great feature — plenty of room for pets, kids, or just having some space to yourself. The home also comes with paid-off solar panels, so there's no added cost there and it can help keep electric bills lower. Located in an established area of town, this property is a solid option whether you're looking for a place to live or something to hold as a rental. Contact us today if you're interested or would like additional info!

2. 2026-03-19
   listed $156,000 Active 675-char remark

   Show marketing remark (675 chars)

   Welcome to 2224 Guadalupe St in San Angelo. This 3 bedroom, 1 bathroom home offers 1,178 square feet with a simple, functional layout that makes good use of the space. It's easy to maintain and works well for everyday living. The backyard is a great feature — plenty of room for pets, kids, or just having some space to yourself. The home also comes with paid-off solar panels, so there's no added cost there and it can help keep electric bills lower. Located in an established area of town, this property is a solid option whether you're looking for a place to live or something to hold as a rental. Contact us today if you're interested or would like additional info!

3. 2017-12-21
   soldstatus
4. 2017-12-19
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   Cute, very cute and ready to move in this doll house 3br/1ba, has completely been re-modeled, storage building with electricity in the back yard, patio area, nice size bedrooms. This one won't last long !

5. 2017-11-06
   listed $92,500 204-char remark

   Show marketing remark (204 chars)

   Cute, very cute and ready to move in this doll house 3br/1ba, has completely been re-modeled, storage building with electricity in the back yard, patio area, nice size bedrooms. This one won't last long !

6. 2010-05-26
   soldstatus
7. 2010-05-20
   soldstatus
8. 2010-01-19
   listed $61,500
9. 2007-09-07
   soldstatus
10. 2007-09-07
    soldstatus
11. 2007-07-09
    listed $59,900

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 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: $16,307
• − Mortgage interest: −$8,738
• − Property taxes: −$3,130
• − Insurance: −$780
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$4,538
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $-7/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

+160.4% since first listed

11 events — show timeline

• 2026-05-14 Pending — SAAR TX
• 2026-03-19 Listed $156,000 SAAR TX
• 2017-12-21 Sold (Public Records) — Public Records
• 2017-12-19 Sold (MLS) — SAAR TX
• 2017-11-06 Listed $92,500 SAAR TX
• 2010-05-26 Sold (Public Records) — Public Records
• 2010-05-20 Sold (MLS) — SAAR TX
• 2010-01-19 Listed $61,500 SAAR TX
• 2007-09-07 Sold (Public Records) — Public Records
• 2007-09-07 Sold (MLS) — SAAR TX
• 2007-07-09 Listed $59,900 SAAR TX

Property tax history

+9.4%/yr

Latest (2025): $3,130 · +26.0% YoY. Source: county tax records.