25 E 41st St · San Angelo, TX 76903

$157,500

2 bd · 1.5 ba · 504 sqft · SingleFamily public records · 233 Days on market

Built 1953 0.40 ac lot $312/sqft · 160% above area Est $183k · 14% under ↓ 5% since listing

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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).

• ARV discount +13.8/15.0
• Rent growth +4.6/5.0
• Cash flow +3.8/30.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Sized home on 2 Lots. Come check out this Fresh 2 Bedroom (could be 3) 1.5 bath with plenty of space. Large "eat in" kitchen and with a dining room as well. All appliances (including newer Washer and Dryer) will convey. Metal roof on main home could offer a cheaper Insurance rate. Property has several extra buildings for storage, etc. Did I mention a good producing water well for the property? Come take a look at all this property has to offer!

Key facts

• Metal roof
• Eat in kitchen
• 2 lots

Tags

• 2 LOTS
• EAT IN KITCHEN
• DINING ROOM
• NEWER WASHER AND DRYER
• METAL ROOF
• EXTRA BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (51.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (40.2% below list).
• Recommended offer: $77k (51.2% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 3.8% in San Angelo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+8.5%/yr); 227 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• It's been on market 233 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,879 (51.2% 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 233 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.60% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.42%
• DSCR: 0.45
• GRM: 13.9

CMA / ARV

• ARV (median comp): $183,261
• List price: $157,500
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.12×
• Total profit: $-49,527
• Equity at exit: $23,484

10-year hold

• IRR: -20.3%
• Equity multiple: -0.31×
• Total profit: $-57,556
• Equity at exit: $13,618

Cash invested: $44,100 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-456

Break-even live

Break-even rent $1,520

Max offer price $76,879

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-412	+0% $-456	+5% $-501	+10% $-546
Rent	-10% $-531	-5% $-494	+0% $-456	+5% $-419	+10% $-382
Rate	-1.0pp $-377	-0.5pp $-416	base $-456	+0.5pp $-497	+1.0pp $-539

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3310 N Bryant Blvd San Angelo, TX	2.0	1.0	610	$750	$1.23	22d	1	1.03mi
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$850	$1.52	22d	1	1.03mi
42 W 26th St Apt In San Angelo, TX	1.0	1.0	500	$750	$1.50	22d	1	1.17mi

Listing history 3 events

1. 2026-05-09
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Good Sized home on 2 Lots. Come check out this Fresh 2 Bedroom (could be 3) 1.5 bath with plenty of space. Large "eat in" kitchen and with a dining room as well. All appliances (including newer Washer and Dryer) will convey. Metal roof on main home could offer a cheaper Insurance rate. Property has several extra buildings for storage, etc. Did I mention a good producing water well for the property? Come take a look at all this property has to offer!

2. 2026-01-14
   price $157,500 463-char remark

   Show marketing remark (463 chars)

   Good Sized home on 2 Lots. Come check out this Fresh 2 Bedroom (could be 3) 1.5 bath with plenty of space. Large "eat in" kitchen and with a dining room as well. All appliances (including newer Washer and Dryer) will convey. Metal roof on main home could offer a cheaper Insurance rate. Property has several extra buildings for storage, etc. Did I mention a good producing water well for the property? Come take a look at all this property has to offer!

3. 2025-09-18
   listed $165,000 Active 463-char remark

   Show marketing remark (463 chars)

   Good Sized home on 2 Lots. Come check out this Fresh 2 Bedroom (could be 3) 1.5 bath with plenty of space. Large "eat in" kitchen and with a dining room as well. All appliances (including newer Washer and Dryer) will convey. Metal roof on main home could offer a cheaper Insurance rate. Property has several extra buildings for storage, etc. Did I mention a good producing water well for the property? Come take a look at all this property has to offer!

ⓘ 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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $11,305
• − Mortgage interest: −$8,822
• − Property taxes: −$3,709
• − Insurance: −$788
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$4,582
• Taxable loss: −$8,404
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $-3,460/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-09 Pending — SAAR TX
• 2026-01-14 Price Changed $157,500 SAAR TX
• 2025-09-18 Listed $165,000 SAAR TX

Property tax history

+9.8%/yr

Latest (2025): $3,709 · +16.3% YoY. Source: county tax records.