2955 Skyview Ln · San Angelo, TX 76901

$325,000

3 bd · 3.5 ba · 1,345 sqft · Townhouse · 24 Days on market

Built 2026 3,049 sqft lot

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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 +7.5/15.0
• Cash flow +6.5/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

Come check out the newest townhome in San Angelo. This 3 bedroom 3 1/2 bath townhome that is convenient to everything including Walmart, HEB, banks, restaurants and rehab. They are located off of 2288 at the top of the Bluffs. This beautiful townhome will be the envy of your friends with almost no up keep. Don't pass up this opportunity.

Key facts

• Garage
• Built 2026
• Listed 23 days

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); Two levels; New construction
• Construction: Fiber cement construction; Composition roof; Slab foundation; Built new (recent construction)
• Exterior features: Fenced lot; Interior lot; Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Laminate
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Laminate flooring
• Laundry & utility: Electric dryer hookup; Laundry room on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (34.1% below list).
• Recommended offer: $214k (34.1% below list) — sets the bar for 1% rule.

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: Bonham El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 525 students, 40% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 11 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).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,019 (34.1% 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.62×
• Total profit: $147,825
• Equity at exit: $292,786

10-year hold

• IRR: 18.8%
• Equity multiple: 6.24×
• Total profit: $477,163
• Equity at exit: $631,404

Cash invested: $91,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-555

Break-even live

Break-even rent $2,843

Max offer price $244,655

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-443	+0% $-555	+5% $-668	+10% $-780
Rent	-10% $-724	-5% $-640	+0% $-555	+5% $-471	+10% $-386
Rate	-1.0pp $-392	-0.5pp $-473	base $-555	+0.5pp $-639	+1.0pp $-725

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	22d	1	0.36mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	22d	1	0.41mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	44d	1	0.50mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	44d	1	0.67mi
6133 Sherwood Way San Angelo, TX	1.0–3.0	1.0–2.0	983	$2,234	$2.27	22d	35	0.78mi
4330 Rimrock Cir San Angelo, TX	3.0	2.0	1560	$2,200	$1.41	22d	1	1.06mi
4429 White Ash Ln San Angelo, TX	2.0	2.0	1494	$2,400	$1.61	44d	1	1.13mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	22d	4	1.16mi
4302 Pinion Ridge Dr San Angelo, TX	3.0	2.0	1750	$2,075	$1.19	22d	1	1.29mi
4133 Shefflera Dr San Angelo, TX	3.0	2.0	1560	$2,300	$1.47	22d	1	1.33mi
4802 Royal Oak Dr San Angelo, TX	3.0	2.0	1798	$2,300	$1.28	44d	1	1.48mi

Listing history 16 events

1. 2026-06-19
   days on market $325,000 Active 24 DOM
2. 2026-06-18
   days on market $325,000 Active 23 DOM
3. 2026-06-17
   days on market $325,000 Active 22 DOM
4. 2026-06-16
   days on market $325,000 Active 21 DOM
5. 2026-06-15
   days on market $325,000 Active 20 DOM
6. 2026-06-14
   days on market $325,000 Active 18 DOM
7. 2026-06-13
   days on market $325,000 Active 17 DOM
8. 2026-06-10
   days on market $325,000 Active 15 DOM
9. 2026-06-09
   days on market $325,000 Active 14 DOM
10. 2026-06-08
    days on market $325,000 Active 13 DOM
11. 2026-06-07
    days on market $325,000 Active 12 DOM
12. 2026-06-02
    days on market $325,000 Active 7 DOM
13. 2026-06-01
    days on market $325,000 Active 6 DOM
14. 2026-05-31
    days on market $325,000 Active 5 DOM
15. 2026-05-30
    days on market $325,000 Active 4 DOM
16. 2026-05-22
    listed $325,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,682
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$9,455
• Taxable loss: −$12,586
• Est. tax savings @ 24.0%: +$3,021
• After-tax cash flow: $-3,642/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

1 event — show timeline

• 2026-05-22 Listed $325,000 SAAR TX