3909 Robin Hood Trl · San Angelo, TX 76901

$229,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 2 Days on market

Built 1967 7,667 sqft lot Est $239k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +6.9/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Great investment or starter home. 3 bedrooms, 2 baths, 2 living areas. Mature trees, privacy fence, 2-car garage. This one will absolutely go quickly.

Key facts

• Sliding glass door
• 7,667 sq ft lot
• 2 garage spots

Tags

• ADDITIONAL LIVING ROOM
• UPDATED DOUBLE-PANE WINDOWS
• SLIDING GLASS DOOR
• HARD-SURFACE FLOORING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway parking; On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick and stucco construction; Composition roof; Slab foundation; Built on a 0.18-acre lot (approx. 60 x 120)
• Exterior features: Covered patio; Privacy fencing; Fenced yard; Paved city street frontage; Interior lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Simulated wood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling; Ceiling fans
• Interior features: Laminate counters; Ceiling fans; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (26.4% below list).
• Recommended offer: $167k (27.0% 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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% 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).
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $24k of equity ($2k loan paydown + $23k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,184 (27.0% 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 1967 — 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: 0.74% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $238,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Amistad Rd	0.29mi	3/2.0	1,446 (-1%)	1mo	$239,250	$165	84
242 Amistad Rd	0.20mi	3/2.0	1,531 (+5%)	2mo	$237,000	$155	81
237 Westwood Dr	0.18mi	3/2.0	1,566 (+8%)	2mo	$259,900	$166	78
3609 Clare Dr	0.29mi	4/2.0 (+1)	1,428 (-2%)	2mo	$240,000	$168	76
3530 Old Post Rd	0.63mi	3/2.0	1,441 (-1%)	3mo	$247,500	$172	66
3613 Old Post Rd	0.58mi	3/2.0	1,330 (-9%)	1mo	$215,000	$162	57
3301 Oxford Dr	0.58mi	4/4.0 (+1)	1,430 (-2%)	2mo	$195,000	$136	56
3313 Stanford Dr	0.55mi	3/2.0	1,265 (-13%)	2mo	$225,000	$178	51
3934 Millbrook Dr	0.71mi	3/2.0	1,599 (+10%)	0mo	$250,000	$156	50
3118 Hummingbird Ln	0.65mi	3/2.0	1,628 (+12%)	2mo	$254,900	$157	48
3805 Sandstone Rd	0.62mi	4/3.0 (+1)	1,648 (+13%)	1mo	$269,900	$164	40
3621 Old Post Ct	0.59mi	3/4.0	1,658 (+14%)	3mo	$246,000	$148	39

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: 20.5%
• Equity multiple: 2.67×
• Total profit: $107,365
• Equity at exit: $206,301

10-year hold

• IRR: 19.3%
• Equity multiple: 6.38×
• Total profit: $344,875
• Equity at exit: $444,897

Cash invested: $64,120 (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: 334
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$385 /mo · $4,625/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-350

Break-even live

Break-even rent $2,129

Max offer price $167,184

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-285	+0% $-350	+5% $-415	+10% $-480
Rent	-10% $-483	-5% $-417	+0% $-350	+5% $-283	+10% $-217
Rate	-1.0pp $-235	-0.5pp $-292	base $-350	+0.5pp $-409	+1.0pp $-470

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	23d	1	0.27mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.38mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.40mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	0.40mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	0.64mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	23d	1	0.68mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	0.70mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	0.70mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	23d	4	0.87mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	45d	1	0.90mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.92mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	1.06mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	45d	1	1.08mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.14mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.21mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	1.21mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.25mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	45d	1	1.26mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	1.32mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	1.33mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	23d	1	1.35mi
3410 Wildewood Dr San Angelo, TX	1.0–2.0	1.0–2.0	882	$975	$1.10	23d	2	1.36mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	23d	1	1.38mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	1.40mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.41mi
4418 Southwest Blvd San Angelo, TX	1.0–2.0	1.0	801	$1,136	$1.42	23d	21	1.45mi
3326 Rock Brook Dr San Angelo, TX	1.0–2.0	1.0–2.0	886	$1,205	$1.36	23d	13	1.47mi

Listing history 3 events

1. 2026-06-22
   days on market $229,000 Active 2 DOM
2. 2026-06-19
   remarks 481-char remark
3. 2026-06-19
   listed $229,000 Active 1 DOM

ⓘ 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: $4,625 · $385/mo
• Projected year-2 tax: $4,625 · $385/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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,230
• − Mortgage interest: −$12,828
• − Property taxes: −$4,625
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$6,662
• Taxable loss: −$8,266
• Est. tax savings @ 24.0%: +$1,984
• After-tax cash flow: $-2,215/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

+110.1% since first listed

10 events — show timeline

• 2026-06-19 Listed $229,000 SAAR TX
• 2025-02-27 Rental Removed $1,500 SAARTX
• 2025-02-16 Price Changed $1,500 SAARTX
• 2024-12-29 Listed for Rent $1,600 SAARTX
• 2021-07-09 Sold (Public Records) — Public Records
• 2021-07-09 Sold (MLS) — SAAR TX
• 2021-06-16 Listed $170,000 SAAR TX
• 2013-02-12 Sold (Public Records) — Public Records
• 2013-02-11 Sold (MLS) — SAAR TX
• 2012-11-20 Listed $109,000 SAAR TX

Property tax history

+4.3%/yr

Latest (2025): $4,625 · +33.0% YoY. Source: county tax records.