1925 Webster St · San Angelo, TX 76901

$147,500

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 32 Days on market

Built 1958 7,013 sqft lot Est $204k · 28% under ↓ 7% since listing

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Why this score? — see what drove the B 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this clean and well-maintained 3-bedroom, 1 bath home offering comfort, updates , and extra space both inside and out! Recent improvements include fresh interior and exterior paint, stylish new LVP flooring, and four new mini split systems for efficient year round comfort. The functional layout provides a bright in inviting living space, while the outdoor amenities add even more versatility. Enjoy the convenience of rear entry access , additional storage space, and a spacious shop in the back perfect for hobbies, projects , or extra workspace. A charming pergola creates an ideal spot entertaining outdoors.

Key facts

• Rear entry access
• New lvp flooring
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LVP FLOORING
• FOUR MINI SPLIT SYSTEMS
• REAR ENTRY ACCESS
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• HOA & community: No community amenities

Exterior

• Parking: Alley access; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; Updated/remodeled
• Construction: Frame construction; Composition roof; Other foundation
• Exterior features: Patio; Chain link and privacy fencing; Shed(s); Workshop; Landscaped interior lot; Paved city street frontage, publicly maintained

Interior

• Kitchen: Electric range
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric heating; Ductless heating/cooling; Ceiling fans
• Interior features: Tile countertops; Ceiling fans; Other interior updates/remodeling
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% 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).
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $16k of equity ($1k loan paydown + $15k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $143,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.07% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2255 Woodlawn Dr	0.29mi	3/2.0	1,246 (+1%)	1mo	$235,000	$189	81
2319 North St	0.30mi	3/1.0	1,180 (-4%)	1mo	$129,500	$110	77
2122 Woodlawn Dr	0.23mi	3/2.0	1,274 (+3%)	5mo	$210,000	$165	76
2105 Coleman St	0.20mi	3/1.0	1,105 (-11%)	2mo	$160,000	$145	71
2616 Juanita Ave	0.57mi	3/2.0	1,273 (+3%)	3mo	$240,000	$189	62
2005 Bailey St	0.17mi	2/2.0 (-1)	1,104 (-11%)	4mo	$129,000	$117	62
1024 N Bishop St	0.54mi	3/1.0	1,070 (-13%)	1mo	$135,000	$126	52
2702 Houston St	0.75mi	3/2.0	1,176 (-5%)	2mo	$199,900	$170	52
2706 Lindell Ave	0.72mi	3/2.0	1,311 (+6%)	2mo	$255,000	$195	51
909 N Bishop St	0.53mi	2/1.0 (-1)	1,096 (-11%)	5mo	$63,500	$58	47
1808 Childress St	0.64mi	3/2.0	1,354 (+10%)	5mo	$235,000	$174	46
2403 Freeland Ave	0.60mi	2/2.0 (-1)	1,120 (-9%)	2mo	$179,900	$161	46

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: 29.4%
• Equity multiple: 3.35×
• Total profit: $96,897
• Equity at exit: $132,880

10-year hold

• IRR: 26.4%
• Equity multiple: 7.93×
• Total profit: $286,385
• Equity at exit: $286,560

Cash invested: $41,300 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$774
• Tax from tax record: −$229 /mo · $2,746/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $188

Break-even live

Break-even rent $1,347

Max offer price $147,500

Occupancy floor 83%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.12mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.37mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.42mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.43mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.50mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.50mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	0.53mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.59mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.61mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.71mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.72mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.80mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.85mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.85mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	0.86mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	0.86mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.93mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	0.94mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.01mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.01mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	1.02mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	1.06mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.16mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	1.18mi

Listing history 19 events

1. 2026-06-19
   days on market $147,500 Active 32 DOM
2. 2026-06-18
   days on market $147,500 Active 31 DOM
3. 2026-06-17
   days on market $147,500 Active 30 DOM
4. 2026-06-16
   days on market $147,500 Active 29 DOM
5. 2026-06-15
   days on market $147,500 Active 28 DOM
6. 2026-06-14
   days on market $147,500 Active 26 DOM
7. 2026-06-13
   days on market $147,500 Active 25 DOM
8. 2026-06-10
   days on market $147,500 Active 23 DOM
9. 2026-06-09
   days on market $147,500 Active 22 DOM
10. 2026-06-08
    days on market $147,500 Active 21 DOM
11. 2026-06-07
    days on market $147,500 Active 20 DOM
12. 2026-06-02
    days on market $147,500 Active 15 DOM
13. 2026-06-01
    days on market $147,500 Active 14 DOM
14. 2026-05-31
    days on market $147,500 Active 13 DOM
15. 2026-05-30
    days on market $147,500 Active 12 DOM
16. 2026-05-21
    status Active
17. 2026-05-21
    price $147,500
18. 2026-05-15
    status Pending
19. 2026-05-10
    listed $157,900 Active

ⓘ 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: $2,746 · $229/mo
• Projected year-2 tax: $2,746 · $229/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 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: $19,011
• − Mortgage interest: −$8,262
• − Property taxes: −$2,746
• − Insurance: −$738
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,291
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,269/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

-6.6% since first listed

4 events — show timeline

• 2026-05-21 Relisted — SAAR TX
• 2026-05-21 Price Changed $147,500 SAAR TX
• 2026-05-15 Pending — SAAR TX
• 2026-05-10 Listed $157,900 SAAR TX

Property tax history

+5.8%/yr

Latest (2025): $2,746 · +14.5% YoY. Source: county tax records.