1617 Hassell St · San Angelo, TX 76901

$85,000

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 119 Days on market

Built 1957 Fair condition 7,013 sqft lot $79/sqft · 48% below area Est $162k · 48% under ↓ 5% since listing

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0

Listing remarks

Investor Deal>>>>> As Is Where Is!!

Key facts

• 7,013 sq ft lot
• Parking
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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); 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 average 68% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 505 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1957 — 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.88% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.46%
• DSCR: 2.27
• GRM: 4.4

CMA / ARV

• ARV (median comp): $162,086
• List price: $85,000
• Delta: -47.56%
• 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
2510 Glenwood Dr	0.47mi	3/1.5	1,000 (-7%)	5mo	$150,000	$150	61
2209 Lindell Ave	0.64mi	3/2.0	1,120 (+4%)	3mo	$175,000	$156	56
2937 Coleman St	0.39mi	3/2.0	1,189 (+11%)	4mo	$225,000	$189	56
2926 Waco St	0.49mi	3/2.0	1,182 (+10%)	1mo	$215,000	$182	55
3509 Juanita Ave	0.50mi	2/1.0 (-1)	1,176 (+10%)	3mo	$145,000	$123	53
2270 Woodlawn Dr	0.55mi	3/2.0	1,168 (+9%)	3mo	$235,000	$201	53
2410 Lindell Ave	0.50mi	2/1.0 (-1)	960 (-10%)	5mo	$157,000	$164	50
2319 North St	0.64mi	3/1.0	1,180 (+10%)	4mo	$129,500	$110	50
2702 Houston St	0.58mi	3/2.0	1,176 (+10%)	5mo	$199,900	$170	49
3105 Abilene St	0.49mi	3/4.0	1,168 (+9%)	6mo	$185,000	$158	46
2431 Abilene St	0.59mi	3/2.0	1,208 (+13%)	2mo	$189,900	$157	46
2904 Freeland Ave	0.69mi	3/2.0	1,189 (+11%)	1mo	$205,900	$173	44

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: 47.7%
• Equity multiple: 4.65×
• Total profit: $86,919
• Equity at exit: $76,575

10-year hold

• IRR: 42.8%
• Equity multiple: 11.01×
• Total profit: $238,283
• Equity at exit: $165,136

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 26 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $149,900 ($133/sqft)
• Median days on market: 24 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +13.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 505
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$446
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $564

Break-even live

Break-even rent $881

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $613	-5% $589	+0% $564	+5% $540	+10% $516
Rent	-10% $438	-5% $501	+0% $564	+5% $627	+10% $690
Rate	-1.0pp $607	-0.5pp $586	base $564	+0.5pp $542	+1.0pp $520

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Parker St San Angelo, TX	3.0	2.0	1240	$1,700	$1.37	5d	1	0.01mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	139d	1	0.16mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	139d	1	0.25mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	116d	1	0.30mi
2630 Jomar St San Angelo, TX	3.0	1.5	1014	$1,450	$1.43	5d	1	0.32mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	139d	1	0.33mi
2625 Webster St San Angelo, TX	2.0	1.0	872	$995	$1.14	4d	1	0.39mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	139d	1	0.43mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	116d	1	0.53mi
1016 Glenna St San Angelo, TX	3.0	2.0	1276	$1,275	$1.00	5d	1	0.56mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	139d	1	0.66mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	139d	1	0.67mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	5d	1	0.79mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	0d	2	0.86mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	139d	1	0.87mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	0d	1	0.98mi
3801 Arden Rd Apt 60 San Angelo, TX	2.0	2.0	1025	$1,179	$1.15	5d	1	0.98mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	139d	1	0.98mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	116d	1	0.98mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	139d	1	1.05mi
1925 Edmund Blvd San Angelo, TX	3.0	1.5	1304	$1,600	$1.23	5d	1	1.10mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,650	$1.30	5d	1	1.13mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	139d	1	1.14mi
1707 Greenwood St Unit 206 San Angelo, TX	2.0	2.0	1277	$725	$0.57	4d	1	1.24mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	139d	1	1.29mi
1516 Walnut St San Angelo, TX	3.0	2.0	1040	$1,400	$1.35	5d	1	1.31mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	139d	1	1.38mi
622 N Madison St San Angelo, TX	2.0	1.0	1022	$1,100	$1.08	5d	1	1.40mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	116d	1	1.41mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$1,199	$1.50	5d	1	1.42mi
209 S Garrett St San Angelo, TX	2.0	1.0	840	$850	$1.01	5d	1	1.49mi

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Carport (1 space)
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single-family residenceOne storyFixer conditionEntry on a public, paved city street
• Construction: Pillar/post/pier foundationOther construction materialsBuilt as a residential single-family home
• Exterior features: Other exterior featuresComposition roof

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Other interior features
• Laundry & utility: Outside laundry areaNo built-in appliances listed

Listing history 50 events

1. 2026-09-14
   days on market $85,000 Active 119 DOM
2. 2026-09-13
   days on market $85,000 Active 118 DOM
3. 2026-09-12
   days on market $85,000 Active 117 DOM
4. 2026-09-11
   days on market $85,000 Active 116 DOM
5. 2026-09-05
   days on market $85,000 Active 110 DOM
6. 2026-09-04
   days on market $85,000 Active 109 DOM
7. 2026-09-03
   days on market $85,000 Active 108 DOM
8. 2026-08-31
   days on market $85,000 Active 105 DOM
9. 2026-08-30
   days on market $85,000 Active 104 DOM
10. 2026-08-29
    days on market $85,000 Active 103 DOM
11. 2026-08-28
    days on market $85,000 Active 102 DOM
12. 2026-08-27
    days on market $85,000 Active 101 DOM
13. 2026-08-26
    days on market $85,000 Active 100 DOM
14. 2026-08-25
    days on market $85,000 Active 99 DOM
15. 2026-08-24
    days on market $85,000 Active 98 DOM
16. 2026-08-23
    days on market $85,000 Active 97 DOM
17. 2026-08-22
    days on market $85,000 Active 96 DOM
18. 2026-08-21
    days on market $85,000 Active 95 DOM
19. 2026-08-20
    days on market $85,000 Active 94 DOM
20. 2026-08-19
    days on market $85,000 Active 93 DOM
21. 2026-08-18
    days on market $85,000 Active 92 DOM
22. 2026-08-17
    days on market $85,000 Active 91 DOM
23. 2026-08-16
    days on market $85,000 Active 90 DOM
24. 2026-08-15
    days on market $85,000 Active 89 DOM
25. 2026-08-14
    days on market $85,000 Active 88 DOM
26. 2026-08-13
    days on market $85,000 Active 87 DOM
27. 2026-08-12
    days on market $85,000 Active 86 DOM
28. 2026-08-11
    days on market $85,000 Active 85 DOM
29. 2026-08-10
    days on market $85,000 Active 84 DOM
30. 2026-08-09
    days on market $85,000 Active 83 DOM
31. 2026-08-08
    days on market $85,000 Active 82 DOM
32. 2026-08-07
    days on market $85,000 Active 81 DOM
33. 2026-08-06
    days on market $85,000 Active 80 DOM
34. 2026-08-05
    days on market $85,000 Active 79 DOM
35. 2026-08-04
    days on market $85,000 Active 78 DOM
36. 2026-08-03
    days on market $85,000 Active 77 DOM
37. 2026-07-31
    days on market $85,000 Active 74 DOM
38. 2026-07-29
    days on market $85,000 Active 72 DOM
39. 2026-07-27
    days on market $85,000 Active 70 DOM
40. 2026-07-25
    days on market $85,000 Active 68 DOM
41. 2026-07-24
    days on market $85,000 Active 67 DOM
42. 2026-07-23
    days on market $85,000 Active 66 DOM
43. 2026-07-22
    days on market $85,000 Active 65 DOM
44. 2026-07-21
    days on market $85,000 Active 64 DOM
45. 2026-07-18
    days on market $85,000 Active 61 DOM
46. 2026-07-16
    days on market $85,000 Active 59 DOM
47. 2026-07-16
    days on market $85,000 Active 58 DOM
48. 2026-07-14
    days on market $85,000 Active 57 DOM
49. 2026-07-13
    days on market $85,000 Active 56 DOM
50. 2026-07-12
    days on market $85,000 Active 55 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $19,141
• − Mortgage interest: −$4,761
• − Property taxes: −$2,574
• − Insurance: −$425
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$2,473
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,370/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,825–$48,285 screening

The home requires significant exterior repairs and maintenance, including siding and landscaping, to improve its condition and value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No visible roof in the image
• Major Windows (windows) — No visible windows in the image
• Major Electrical (electrical) — No visible electrical components in the image
• Major Plumbing (plumbing) — No visible plumbing components in the image
• Major Exterior (exterior) — No visible exterior components in the image

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both landscaping — Improves curb appeal and property value ↑
• Both paint — Enhances the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Fannin El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Lone Star Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Central H S F TX #1,029/1,632 Nat'l #10,333/17,239

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

B Composite livability gradescore 73/100

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 · 135,110 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: 15% of renters

---

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

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Carport (1 space)
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single-family residenceOne storyFixer conditionEntry on a public, paved city street
• Construction: Pillar/post/pier foundationOther construction materialsBuilt as a residential single-family home
• Exterior features: Other exterior featuresComposition roof

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Other interior features
• Laundry & utility: Outside laundry areaNo built-in appliances listed

Price history

-5.5% since first listed

5 events — show timeline

• 2026-05-29 Price Changed $85,000 SAAR TX
• 2026-05-18 Listed $89,900 SAAR TX
• 2017-06-05 Sold (Public Records) — Public Records
• 2017-04-18 Sold (Public Records) — Public Records
• 2009-02-25 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,574 · +21.3% YoY. Source: county tax records.