2010 Conchita St · San Angelo, TX 76901

$182,900

4 bd · 1.5 ba · 1,606 sqft · SingleFamily public records · 23 Days on market

Built 1950 6,621 sqft lot $114/sqft · 11% below area Est $206k · 11% under ↓ 26% since listing

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Why this score? — see what drove the C 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 +14.3/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Wow! Another large Price Improvement! Check out this cute Santa Rita Charmer! Larger than appears! 4 bedrooms and 1 and a half baths. Nestled on a short, quiet street. Nice sized lot and ready for new owner. Large rooms, alley access. Large rooms, alley access, 2 large storage sheds, and a extra-large covered and enclosed patio. This home also features a walk-in pantry, walk in closets, dishwasher, Hardwood and Tile floors, (no carpet), zero scaped front yard, and an extra-large walk-in tiled shower! Attached garage with opener. Many more updates! Priced very well. Come take a look!

Key facts

• Alley access
• Large storage sheds
• Walk in closets

Tags

• ALLEY ACCESS
• LARGE STORAGE SHEDS
• COVERED AND ENCLOSED PATIO
• WALK-IN PANTRY
• WALK IN CLOSETS
• HARDWOOD AND TILE FLOORS

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 car); Alley access; On-site storage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Frame construction
• Construction: Built on slab and pier/pillar foundation; Composition roof
• Exterior features: Storage; Porch; Privacy fencing; Workshop

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Total rooms: 7
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Laminate counters; Ceiling fans; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $33 ($397/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (0.4% below list).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Santa Rita El (math 67% / reading 57%, grade B, #321 of 4,322 statewide, top 8%, 371 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 + $18k 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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,156 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (median comp): $205,759
• List price: $182,900
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 W Twohig Ave	0.16mi	3/4.0 (-1)	1,688 (+5%)	3mo	$237,500	$141	67
1920 W Avenue J	0.17mi	3/2.0 (-1)	1,404 (-13%)	1mo	$205,000	$146	63
1855 W Concho Ave	0.19mi	3/2.0 (-1)	1,416 (-12%)	4mo	$249,500	$176	61
2013 Conchita Ave	0.03mi	3/4.0 (-1)	1,404 (-13%)	3mo	$234,500	$167	60
311 S Jackson St	0.32mi	3/1.0 (-1)	1,426 (-11%)	1mo	$149,000	$104	58
2701 San Antonio St	0.73mi	4/2.0	1,676 (+4%)	4mo	$225,000	$134	53
2704 W Beauregard Ave	0.64mi	4/4.0	1,546 (-4%)	2mo	$219,900	$142	53
2674 W Ave Ave N	0.58mi	3/2.0 (-1)	1,456 (-9%)	4mo	$219,000	$150	47
2609 W Beauregard Ave	0.51mi	3/4.0 (-1)	1,481 (-8%)	2mo	$187,500	$127	47
302 N Madison St	0.69mi	3/2.0 (-1)	1,459 (-9%)	2mo	$149,900	$103	44
2821 W Twohig Ave	0.71mi	3/2.0 (-1)	1,768 (+10%)	4mo	$199,900	$113	40
10 N Jefferson St	0.64mi	3/1.5 (-1)	1,410 (-12%)	7mo	$227,000	$161	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: 25.9%
• Equity multiple: 3.09×
• Total profit: $107,071
• Equity at exit: $164,771

10-year hold

• IRR: 23.6%
• Equity multiple: 7.36×
• Total profit: $325,761
• Equity at exit: $355,334

Cash invested: $51,212 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$959
• Tax from tax record: −$370 /mo · $4,442/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $33

Break-even live

Break-even rent $1,779

Max offer price $182,900

Occupancy floor 93%

Sensitivity live

Price	-10% $137	-5% $85	+0% $33	+5% $-19	+10% $-70
Rent	-10% $-111	-5% $-39	+0% $33	+5% $105	+10% $177
Rate	-1.0pp $125	-0.5pp $80	base $33	+0.5pp $-14	+1.0pp $-62

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.56mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	0.73mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.79mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	0.79mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	22d	1	0.82mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.91mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	0.93mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.05mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	1.07mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	1.14mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.15mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.19mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	1.29mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.44mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	22d	17	1.45mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.45mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.48mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $182,900 Pending 23 DOM
2. 2026-06-02
   days on market $182,900 Active 19 DOM
3. 2026-06-01
   days on market $182,900 Active 18 DOM
4. 2026-05-31
   days on market $182,900 Active 17 DOM
5. 2026-05-30
   days on market $182,900 Active 16 DOM
6. 2026-05-14
   listed $182,900 Active 591-char remark
7. 2026-03-17
   price $186,000
8. 2025-10-14
   price $189,000
9. 2025-10-07
   listed $193,800 Active
10. 2025-07-01
    listed $198,900 Active
11. 2025-05-27
    price $201,900
12. 2025-02-27
    listed $206,900 Active
13. 2025-02-05
    listed $212,900 Active
14. 2025-01-08
    price $212,900
15. 2024-11-28
    price $217,900
16. 2024-11-18
    status Active
17. 2024-09-07
    listed $219,900 Active
18. 2024-06-20
    listed $224,900 Active
19. 2024-06-13
    price $224,900
20. 2024-05-13
    price $229,900
21. 2024-04-16
    price $236,500
22. 2024-03-21
    price $241,500
23. 2024-02-10
    listed $246,500 Active
24. 2016-12-16
    soldstatus
25. 2016-12-09
    soldstatus
26. 2015-09-15
    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: $4,442 · $370/mo
• Projected year-2 tax: $4,442 · $370/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 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: $21,853
• − Mortgage interest: −$10,245
• − Property taxes: −$4,442
• − Insurance: −$914
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,321
• Taxable loss: −$2,566
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $1,013/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

-25.8% since first listed

22 events — show timeline

• 2026-06-06 Pending — SAAR TX
• 2026-05-14 Listed $182,900 SAAR TX
• 2026-03-17 Price Changed $186,000 SAAR TX
• 2025-10-14 Price Changed $189,000 SAAR TX
• 2025-10-07 Listed $193,800 SAAR TX
• 2025-07-01 Listed $198,900 SAAR TX
• 2025-05-27 Price Changed $201,900 SAAR TX
• 2025-02-27 Listed $206,900 SAAR TX
• 2025-02-05 Listed $212,900 SAAR TX
• 2025-01-08 Price Changed $212,900 SAAR TX
• 2024-11-28 Price Changed $217,900 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-09-07 Listed $219,900 SAAR TX
• 2024-06-20 Listed $224,900 SAAR TX
• 2024-06-13 Price Changed $224,900 SAAR TX
• 2024-05-13 Price Changed $229,900 SAAR TX
• 2024-04-16 Price Changed $236,500 SAAR TX
• 2024-03-21 Price Changed $241,500 SAAR TX
• 2024-02-10 Listed $246,500 SAAR TX
• 2016-12-16 Sold (MLS) — SAAR TX
• 2016-12-09 Sold (Public Records) — Public Records
• 2015-09-15 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,442 · +15.6% YoY. Source: county tax records.