226 St Johns St · San Angelo, TX 76905

$155,900

3 bd · 2.0 ba · 940 sqft · SingleFamily public records · 20 Days on market

Built 1950 5,097 sqft lot Est $107k · 45% over

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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).

• Cash flow +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can be a home owner with a mortgage payment less than most rent payments for this 3 bedroom 2 bath home! Charming home with large picture window and sizeable living room. Great curb appeal with luxurious grass and fenced in yard. Garage parking in the front and carport parking in the rear from the alley. Great starter home or investment property! Come take a look!

Key facts

• Updated baths
• Complete renovation
• Golf course privacy

Tags

• NEW ROOF
• COMPLETE RENOVATION
• GOLF COURSE PRIVACY
• UPDATED BATHS
• CUSTOM WOOD COUNTERTOPS
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car); Attached carport (1 space); Additional parking with alley access; Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer available
• Home design: Single family residence; Updated/remodeled; One level; Frame construction; Pillar/post/pier foundation
• Construction: Composition roof; Frame construction; Built on pillar/post/pier foundation
• Exterior features: Chain link fencing; Other exterior features; Paved city street frontage; Public maintained road; Interior lot

Interior

• Kitchen: Electric range
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Pantry; Ceiling fans; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $154k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Holiman El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 361 students, 62% 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 68% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 20 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $108k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,561 (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. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $107,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 St Johns St	0.04mi	3/1.0	1,024 (+9%)	2mo	$150,000	$146	78
1829 Spaulding St	0.20mi	3/1.0	918 (-2%)	11mo	$87,500	$95	74
325 St Johns St	0.10mi	2/1.0 (-1)	862 (-8%)	2mo	$120,000	$139	71
626 N Schroeder Ave	0.44mi	3/1.5	958 (+2%)	4mo	$109,000	$114	71
415 N Montague Ave	0.27mi	3/1.0	1,064 (+13%)	3mo	$135,000	$127	59
318 Montague Ave	0.09mi	3/1.0	1,048 (+12%)	18mo	$135,000	$129	57
14 N Marie St	0.41mi	2/1.0 (-1)	836 (-11%)	2mo	$70,000	$84	52
1402 Spaulding St	0.65mi	3/1.0	871 (-7%)	8mo	$39,900	$46	47
1802 Ellis St	0.48mi	2/1.0 (-1)	1,035 (+10%)	6mo	$199,900	$193	47
1403 Coke St	0.74mi	2/1.0 (-1)	928 (-1%)	14mo	$90,000	$97	43
1426 Coke St	0.68mi	3/1.5	1,023 (+9%)	15mo	$99,900	$98	39
1318 E Harris Ave	0.73mi	2/1.0 (-1)	1,000 (+6%)	15mo	$110,000	$110	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,344
• Equity at exit: $23,245

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $21,067
• Equity at exit: $13,479

Cash invested: $43,652 (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 76905

• Home prices YoY: -32.1%
• Active inventory: 181
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $312

Break-even live

Break-even rent $1,363

Max offer price $155,900

Occupancy floor 77%

Sensitivity live

Price	-10% $401	-5% $356	+0% $312	+5% $268	+10% $224
Rent	-10% $173	-5% $243	+0% $312	+5% $382	+10% $451
Rate	-1.0pp $391	-0.5pp $352	base $312	+0.5pp $272	+1.0pp $231

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	22d	1	0.09mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	22d	10	1.13mi

Listing history 14 events

1. 2026-06-22
   days on market $155,900 Active 20 DOM
2. 2026-06-19
   pricedays on market $155,900 Active 18 DOM
3. 2026-06-18
   days on market $157,900 Active 17 DOM
4. 2026-06-17
   days on market $157,900 Active 16 DOM
5. 2026-06-16
   days on market $157,900 Active 15 DOM
6. 2026-06-15
   days on market $157,900 Active 14 DOM
7. 2026-06-14
   days on market $157,900 Active 12 DOM
8. 2026-06-13
   days on market $157,900 Active 11 DOM
9. 2026-06-10
   days on market $157,900 Active 9 DOM
10. 2026-06-09
    days on market $157,900 Active 8 DOM
11. 2026-06-08
    days on market $157,900 Active 7 DOM
12. 2026-06-07
    days on market $157,900 Active 6 DOM
13. 2026-06-01
    remarks 350-char remark
14. 2026-06-01
    listed $157,900 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: $2,329 · $194/mo
• Projected year-2 tax: $2,853 · $238/mo
• Expected delta: +$524/yr (+$44/mo · 22.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,097
• − Mortgage interest: −$8,733
• − Property taxes: −$2,329
• − Insurance: −$780
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,535
• Taxable income: $1,345
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,425/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): 14,456
• Household income: $84,712
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 307.0

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 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 17% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 19% Korean 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: ▼ -96.60%
• Current HPI: 203.9934
• Rent YoY: —
• 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

+86.0% since first listed

10 events — show timeline

• 2026-06-01 Listed $157,900 SAAR TX
• 2020-11-13 Sold (Public Records) $108,007 Public Records
• 2020-11-12 Sold (MLS) — SAAR TX
• 2020-10-09 Listed $110,000 SAAR TX
• 2019-03-12 Sold (Public Records) — Public Records
• 2019-03-08 Sold (MLS) — SAAR TX
• 2018-08-13 Listed $84,900 SAAR TX
• 2013-10-15 Sold (Public Records) — Public Records
• 2011-01-25 Sold (Public Records) — Public Records
• 2011-01-25 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,329 · +14.5% YoY. Source: county tax records.