2638 Webster St · San Angelo, TX 76901

$189,900

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 226 Days on market

Built 2013 7,013 sqft lot $146/sqft · at area comps Est $188k · 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
• Cash flow +7.1/30.0
• ARV discount +7.0/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this charming 2 bed, 2 bath home with an open layout and stylish finishes. Inside, you'll find wood-look tile flooring that combines the warmth of wood with the durability of tile. The kitchen offers ample cabinet space and room for cooking and entertaining, while the primary suite features a private bath and large closet. The second bedroom and bath provide flexibility for guests or a home office. Enjoy low-maintenance landscaping with lush turf in the front yard for curb appeal and xeriscape rock in the backyard, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major roadways, this move-in ready home offers comfort, convenience, and easy-care living.

Key facts

• Large closet
• Private bath
• Ample cabinet space

Tags

• WOOD-LOOK TILE FLOORING
• AMPLE CABINET SPACE
• PRIVATE BATH
• LARGE CLOSET
• LOW-MAINTENANCE LANDSCAPING
• LUSH TURF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.0% below list).
• Recommended offer: $142k (25.2% 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: Alta Loma El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 278 students, 84% 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 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $20k of equity ($1k loan paydown + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $142,047 (25.2% 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 226 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 9.9

CMA / ARV

• ARV (median comp): $187,781
• List price: $189,900
• Delta: 6.40%
• 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
2706 Lindell Ave	0.21mi	3/2.0 (+1)	1,311 (+1%)	2mo	$255,000	$195	82
2825 N Abilene St	0.30mi	3/2.0 (+1)	1,273 (-2%)	3mo	$245,000	$192	76
2616 Juanita Ave	0.30mi	3/2.0 (+1)	1,273 (-2%)	3mo	$240,000	$189	75
2255 Woodlawn Dr	0.37mi	3/2.0 (+1)	1,246 (-4%)	1mo	$235,000	$189	70
2605 Webster St	0.09mi	3/2.0 (+1)	1,480 (+14%)	0mo	$159,900	$108	68
2937 Coleman St	0.34mi	3/2.0 (+1)	1,189 (-8%)	1mo	$225,000	$189	64
2702 Houston St	0.33mi	3/2.0 (+1)	1,176 (-10%)	2mo	$199,900	$170	62
2319 North St	0.34mi	3/1.0 (+1)	1,180 (-9%)	1mo	$129,500	$110	59
2403 Freeland Ave	0.54mi	2/2.0	1,120 (-14%)	2mo	$179,900	$161	50
3105 Abilene St	0.47mi	3/4.0 (+1)	1,168 (-10%)	2mo	$185,000	$158	46
425 N Garfield St	0.51mi	3/2.0 (+1)	1,120 (-14%)	4mo	$179,000	$160	45
2105 Coleman St	0.49mi	3/1.0 (+1)	1,105 (-15%)	2mo	$160,000	$145	41

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: 20.9%
• Equity multiple: 2.71×
• Total profit: $90,915
• Equity at exit: $171,077

10-year hold

• IRR: 19.7%
• Equity multiple: 6.49×
• Total profit: $292,023
• Equity at exit: $368,934

Cash invested: $53,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$996
• Tax from tax record: −$456 /mo · $5,471/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-271

Break-even live

Break-even rent $1,938

Max offer price $142,047

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-217	+0% $-271	+5% $-325	+10% $-378
Rent	-10% $-397	-5% $-334	+0% $-271	+5% $-208	+10% $-145
Rate	-1.0pp $-175	-0.5pp $-223	base $-271	+0.5pp $-320	+1.0pp $-370

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.04mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.26mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.26mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.26mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	0.42mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.48mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	0.50mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.67mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	0.70mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	0.74mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.75mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.78mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	0.90mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.95mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	22d	1	1.02mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.10mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.10mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	1.20mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	22d	1	1.20mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.25mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	45d	1	1.33mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	1.36mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.43mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.43mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.50mi

Listing history 26 events

1. 2026-06-22
   days on market $189,900 Active 226 DOM
2. 2026-06-19
   days on market $189,900 Active 224 DOM
3. 2026-06-18
   days on market $189,900 Active 223 DOM
4. 2026-06-18
   price $189,900 Active 222 DOM
5. 2026-06-17
   days on market $199,800 Active 222 DOM
6. 2026-06-16
   days on market $199,800 Active 221 DOM
7. 2026-06-15
   days on market $199,800 Active 220 DOM
8. 2026-06-14
   days on market $199,800 Active 218 DOM
9. 2026-06-13
   days on market $199,800 Active 217 DOM
10. 2026-06-10
    days on market $199,800 Active 215 DOM
11. 2026-06-09
    days on market $199,800 Active 214 DOM
12. 2026-06-08
    days on market $199,800 Active 213 DOM
13. 2026-06-07
    days on market $199,800 Active 212 DOM
14. 2026-06-02
    days on market $199,800 Active 207 DOM
15. 2026-06-01
    days on market $199,800 Active 206 DOM
16. 2026-05-31
    days on market $199,800 Active 205 DOM
17. 2026-05-30
    days on market $199,800 Active 204 DOM
18. 2026-02-25
    price $199,800 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming 2 bed, 2 bath home with an open layout and stylish finishes. Inside, you'll find wood-look tile flooring that combines the warmth of wood with the durability of tile. The kitchen offers ample cabinet space and room for cooking and entertaining, while the primary suite features a private bath and large closet. The second bedroom and bath provide flexibility for guests or a home office. Enjoy low-maintenance landscaping with lush turf in the front yard for curb appeal and xeriscape rock in the backyard, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major roadways, this move-in ready home offers comfort, convenience, and easy-care living.

19. 2026-01-15
    price $199,900 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming 2 bed, 2 bath home with an open layout and stylish finishes. Inside, you'll find wood-look tile flooring that combines the warmth of wood with the durability of tile. The kitchen offers ample cabinet space and room for cooking and entertaining, while the primary suite features a private bath and large closet. The second bedroom and bath provide flexibility for guests or a home office. Enjoy low-maintenance landscaping with lush turf in the front yard for curb appeal and xeriscape rock in the backyard, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major roadways, this move-in ready home offers comfort, convenience, and easy-care living.

20. 2025-11-08
    listed $215,000 Active 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming 2 bed, 2 bath home with an open layout and stylish finishes. Inside, you'll find wood-look tile flooring that combines the warmth of wood with the durability of tile. The kitchen offers ample cabinet space and room for cooking and entertaining, while the primary suite features a private bath and large closet. The second bedroom and bath provide flexibility for guests or a home office. Enjoy low-maintenance landscaping with lush turf in the front yard for curb appeal and xeriscape rock in the backyard, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major roadways, this move-in ready home offers comfort, convenience, and easy-care living.

21. 2025-10-17
    price $215,000
22. 2025-09-20
    listed $220,000 Active
23. 2021-05-27
    soldstatus
24. 2021-05-27
    soldstatus
25. 2021-04-24
    listed $170,000
26. 2019-10-08
    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: $5,471 · $456/mo
• Projected year-2 tax: $5,471 · $456/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 13% 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: $19,139
• − Mortgage interest: −$10,637
• − Property taxes: −$5,471
• − Insurance: −$950
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,524
• Taxable loss: −$6,505
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $-1,689/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

+17.5% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $199,800 SAAR TX
• 2026-01-15 Price Changed $199,900 SAAR TX
• 2025-11-08 Listed $215,000 SAAR TX
• 2025-10-17 Price Changed $215,000 SAAR TX
• 2025-09-20 Listed $220,000 SAAR TX
• 2021-05-27 Sold (Public Records) — Public Records
• 2021-05-27 Sold (MLS) — SAAR TX
• 2021-04-24 Listed $170,000 SAAR TX
• 2019-10-08 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $5,471 · +25.7% YoY. Source: county tax records.