2822 Abilene St · San Angelo, TX 76901

$219,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 4 Days on market

Built 1951 0.32 ac lot Est $214k · at est.

---

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
• Cash flow +8.8/30.0
• ARV discount +6.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0

Listing remarks

This is the one you've been waiting for! Charming and thoughtfully updated 3 bedroom, 2 bathroom home offers two spacious living areas and sits on two lots--giving you the space and flexibility every buyer dreams of. From the moment you arrive, you will notice the fresh exterior paint, new siding and inviting curb appeal. All complemented by updated landscaping and a fenced yard--perfect for relaxing, pets or entertaining. Inside, the home is just as charming, featuring durable luxury vinyl flooring throughout the main living areas and new carpet in the bedrooms. Both bathrooms have been stylishly updated. The kitchen is a highlight of the home, with custom storage shelving and sleek stain

Key facts

• Fenced yard
• Updated landscaping
• Gaggenau cooktop

Tags

• TWO SPACIOUS LIVING AREAS
• UPDATED LANDSCAPING
• FENCED YARD
• DURABLE LUXURY VINYL FLOORING
• CUSTOM STORAGE SHELVING
• GAGGENAU COOKTOP

Property features AI

Exterior

• Parking: Carport (detached) with 2 spaces; Additional parking available
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; One level
• Construction: Composition roof; Other construction materials; Pillar/post/pier and slab foundation; Built on a 0.32-acre lot
• Exterior features: Privacy fenced yard; Landscaped yard; Front and rear sprinkler systems; Paved city street frontage; Public maintained road

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator; Granite counters
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Smart thermostat; Granite counters; Ceiling fans; Wood-burning fireplace in the den
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (25.7% below list).
• Recommended offer: $163k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% 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 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $23k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,697 (25.7% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 N Abilene St	0.03mi	3/2.0	1,273 (+1%)	3mo	$245,000	$192	95
2937 Coleman St	0.11mi	3/2.0	1,189 (-6%)	1mo	$225,000	$189	85
2702 Houston St	0.19mi	3/2.0	1,176 (-7%)	2mo	$199,900	$170	79
2706 Lindell Ave	0.40mi	3/2.0	1,311 (+4%)	2mo	$255,000	$195	73
2616 Juanita Ave	0.56mi	3/2.0	1,273 (+1%)	3mo	$240,000	$189	70
2255 Woodlawn Dr	0.63mi	3/2.0	1,246 (-1%)	1mo	$235,000	$189	68
3105 Abilene St	0.22mi	3/4.0	1,168 (-7%)	2mo	$185,000	$158	67
425 N Garfield St	0.30mi	3/2.0	1,120 (-11%)	4mo	$179,000	$160	64
2122 Woodlawn Dr	0.73mi	3/2.0	1,274 (+1%)	5mo	$210,000	$165	60
2319 North St	0.53mi	3/1.0	1,180 (-6%)	1mo	$129,500	$110	60
2403 Freeland Ave	0.53mi	2/2.0 (-1)	1,120 (-11%)	2mo	$179,900	$161	50
2105 Coleman St	0.66mi	3/1.0	1,105 (-12%)	2mo	$160,000	$145	43

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: 22.6%
• Equity multiple: 2.84×
• Total profit: $112,568
• Equity at exit: $197,293

10-year hold

• IRR: 20.9%
• Equity multiple: 6.72×
• Total profit: $351,048
• Equity at exit: $425,469

Cash invested: $61,320 (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: 334
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-179

Break-even live

Break-even rent $1,853

Max offer price $187,445

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-117	+0% $-179	+5% $-241	+10% $-303
Rent	-10% $-307	-5% $-243	+0% $-179	+5% $-114	+10% $-50
Rate	-1.0pp $-68	-0.5pp $-123	base $-179	+0.5pp $-235	+1.0pp $-293

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.05mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	0.18mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	0.23mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.25mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.32mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	0.40mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	0.65mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.67mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.72mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.74mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	0.80mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	0.82mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.82mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	23d	1	0.91mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	23d	1	0.93mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.94mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	23d	1	0.97mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	23d	4	1.00mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	1.03mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	1.10mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	1.14mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.25mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.31mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	1.36mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	23d	1	1.39mi

Listing history 5 events

1. 2026-06-15
   status $219,000 Pending 4 DOM
2. 2026-06-15
   days on market $219,000 Active 4 DOM
3. 2026-06-14
   days on market $219,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $219,000 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: $2,691 · $224/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$1,317/yr (+$110/mo · 48.9%)

ⓘ 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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,524
• − Mortgage interest: −$12,267
• − Property taxes: −$2,691
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$6,371
• Taxable loss: −$6,024
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $-698/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

2 events — show timeline

• 2026-06-11 Listed $219,000 SAAR TX
• 2025-05-13 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,691 · +26.0% YoY. Source: county tax records.