3717 High Meadow Dr · San Angelo, TX 76904

$205,000

2 bd · 1.5 ba · 1,542 sqft · Townhouse public records · 13 Days on market

Built 1983 3,311 sqft lot Est $185k · 11% over

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Why this score? — see what drove the F 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 +11.9/30.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• ARV discount +2.6/15.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are may things to love about this Townhouse that is close to schools and shopping. Large living and dining area with lots of natural light coming from small Atrium and windows. Don't miss the 2 pantries in the kitchen. The upstairs 2nd bedroom/loft with large closet and enclosed balcony could also be used as office or game room. Master bedroom has 2 large closets. There is a storage room inside attached garage and covered parking on back driveway. Fresh paint on interior and exterior. Roof is 3 years old. Make an appointment quick to see this one.

Key facts

• Half bath
• Red arroyo trails
• Cul-de-sac

Tags

• CUL-DE-SAC
• UNIDAD PARK
• RED ARROYO TRAILS
• VAULTED CEILINGS
• HALF BATH
• UPDATED SHOWER FINISHES

Property features AI

Exterior

• Parking: Attached garage (2 car spaces); Carport (2 spaces); Paved access with alley access
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Two levels; Updated / remodeled
• Construction: Brick construction; Slab foundation; Built or updated (year not specified)
• Exterior features: Shingle roof; Interior lot; City street frontage; Public maintained road; Gravel and paved road surfaces

Interior

• Kitchen: Dishwasher; Electric range / cooktop; Refrigerator; Vented exhaust fan
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Pantry; Ceiling fans; Blinds; Double-pane windows; Wood-burning fireplace
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $-53 ($-634/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (8.3% below list).
• Recommended offer: $188k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Bowie El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 358 students, 61% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% 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 54% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 521 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $187,949 (8.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $185,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3713 High Meadow Dr	0.01mi	2/1.5	1,494 (-3%)	21mo	$178,000	$119	77
3721 High Meadow Dr	0.01mi	2/2.0	1,578 (+2%)	23mo	$189,900	$120	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.03% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-30,579
• Equity at exit: $30,566

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,764
• Equity at exit: $17,725

Cash invested: $57,400 (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 76904

• Rents YoY: 6.0%
• Active inventory: 521
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$377 /mo · $4,526/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-53

Break-even live

Break-even rent $1,946

Max offer price $195,663

Occupancy floor 98%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	43d	1	0.06mi
3410 Wildewood Dr San Angelo, TX	1.0–2.0	1.0–2.0	882	$975	$1.10	20d	2	0.47mi
3326 Rock Brook Dr San Angelo, TX	1.0–2.0	1.0–2.0	886	$1,205	$1.36	20d	13	0.62mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	20d	17	0.67mi
2930 Sierra Cir San Angelo, TX	3.0	2.0	2214	$2,100	$0.95	20d	1	0.89mi
3225 Southland Blvd San Angelo, TX	3.0	2.0	2165	$2,500	$1.15	20d	1	0.94mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	43d	1	1.00mi
4330 Rimrock Cir San Angelo, TX	3.0	2.0	1560	$2,200	$1.41	20d	1	1.01mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	1.06mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	20d	1	1.13mi
4802 Royal Oak Dr San Angelo, TX	3.0	2.0	1798	$2,300	$1.28	43d	1	1.14mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	20d	1	1.17mi
4133 Shefflera Dr San Angelo, TX	3.0	2.0	1560	$2,300	$1.47	20d	1	1.22mi
4429 White Ash Ln San Angelo, TX	2.0	2.0	1494	$2,400	$1.61	43d	1	1.24mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	20d	1	1.26mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	20d	1	1.36mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	20d	1	1.36mi
4302 Pinion Ridge Dr San Angelo, TX	3.0	2.0	1750	$2,075	$1.19	20d	1	1.36mi
2625 Palo Duro Dr San Angelo, TX	2.0	2.0	1680	$1,500	$0.89	43d	1	1.39mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	43d	1	1.42mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	20d	1	1.44mi

Listing history 12 events

1. 2026-06-19
   days on market $205,000 Active 13 DOM
2. 2026-06-18
   days on market $205,000 Active 12 DOM
3. 2026-06-17
   days on market $205,000 Active 11 DOM
4. 2026-06-16
   days on market $205,000 Active 10 DOM
5. 2026-06-15
   days on market $205,000 Active 9 DOM
6. 2026-06-14
   days on market $205,000 Active 7 DOM
7. 2026-06-13
   days on market $205,000 Active 6 DOM
8. 2026-06-10
   days on market $205,000 Active 4 DOM
9. 2026-06-09
   days on market $205,000 Active 3 DOM
10. 2026-06-08
    days on market $205,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $205,000 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: $4,526 · $377/mo
• Projected year-2 tax: $4,526 · $377/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 (shaded) · 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,554
• − Mortgage interest: −$11,483
• − Property taxes: −$4,526
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$5,964
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $338/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): 36,954
• Household income: $81,833
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 778.0

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 (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 15% Tagalog/Filipino 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: ▼ -299.76%
• Current HPI: 176.0366
• Rent YoY: ▲ 6.03%
• 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

+13.9% since first listed

5 events — show timeline

• 2026-06-06 Listed $205,000 SAAR TX
• 2023-06-27 Sold (Public Records) — Public Records
• 2023-06-27 Sold (MLS) — SAAR TX
• 2023-05-11 Pending — SAAR TX
• 2023-04-28 Listed $180,000 SAAR TX

Property tax history

+5.3%/yr

Latest (2025): $4,526 · +18.1% YoY. Source: county tax records.