2209 Lindell Ave · San Angelo, TX 76901

$175,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 27 Days on market

Built 1963 0.32 ac lot $156/sqft · 12% below area Est $198k · 12% under

---

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 +13.3/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom 2 bath home situated on 2 spacious lots, offering plenty of room to spread out! The primary bedroom features a private ensuite bath for added comfort. A 250 sq. ft. workshop with electricity and water provides excellent space for projects or hobbies, complete with a covered patio for outdoor enjoyment. An additional outbuilding and extra covered storage area offer even more flexibility. The property also includes a convenient 1 car attached carport and a circle driveway for easy access and ample parking. Call today for your private showing of this property!

Key facts

• Outbuilding
• 250 sq ft workshop
• Covered patio

Tags

• PRIVATE ENSUITE BATH
• 250 SQ FT WORKSHOP
• COVERED PATIO
• OUTBUILDING
• COVERED STORAGE AREA
• CIRCLE DRIVEWAY

Property features AI

Exterior

• Parking: Attached carport (1 space); Additional paved parking; Circular driveway; Driveway with alley access; Off-street parking
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Slab foundation
• Construction: Composition roof
• Exterior features: Deck; Outbuilding; Workshop; Chain-link full fencing; Landscaped, interior lot

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Laminate countertops; Ceiling fans; Blinds; Double-pane windows; Storage
• Laundry & utility: Laundry room with washer and electric dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-2 ($-19/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (11.7% below list).
• Recommended offer: $155k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $19k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,588 (11.7% 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 1963 — 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: 0.88% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $198,362
• List price: $175,000
• Delta: -11.78%
• 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
2255 Woodlawn Dr	0.09mi	3/2.0	1,246 (+11%)	1mo	$235,000	$189	76
2105 Coleman St	0.34mi	3/1.0	1,105 (-1%)	2mo	$160,000	$145	76
2319 North St	0.29mi	3/1.0	1,180 (+5%)	1mo	$129,500	$110	72
2403 Freeland Ave	0.69mi	2/2.0 (-1)	1,120 (0%)	2mo	$179,900	$161	61
2616 Juanita Ave	0.31mi	3/2.0	1,273 (+14%)	3mo	$240,000	$189	61
2110 Field St	0.71mi	3/1.5	1,092 (-2%)	2mo	$170,000	$156	59
2410 Lindell Ave	0.14mi	2/1.0 (-1)	960 (-14%)	2mo	$157,000	$164	59
2702 Houston St	0.70mi	3/2.0	1,176 (+5%)	2mo	$199,900	$170	58
2510 Glenwood Dr	0.45mi	3/1.5	1,000 (-11%)	2mo	$150,000	$150	58
1906 Juanita Ave	0.27mi	2/2.0 (-1)	964 (-14%)	3mo	$165,000	$171	57
2825 N Abilene St	0.73mi	3/2.0	1,273 (+14%)	3mo	$245,000	$192	41
2006 Field St	0.73mi	3/4.0	1,272 (+14%)	3mo	$165,000	$130	33

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: 25.2%
• Equity multiple: 3.03×
• Total profit: $99,686
• Equity at exit: $157,654

10-year hold

• IRR: 23.0%
• Equity multiple: 7.20×
• Total profit: $303,791
• Equity at exit: $339,987

Cash invested: $49,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$918
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-2

Break-even live

Break-even rent $1,548

Max offer price $174,726

Occupancy floor 95%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.21mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.30mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.30mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.35mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.41mi
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	0.58mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.63mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.63mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.63mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.64mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.67mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.73mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.82mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.95mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	0.96mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.98mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.11mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.16mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.16mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	1.20mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.23mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.38mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	1.38mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	1.44mi

Listing history 1 events

1. 2026-04-28
   listed $175,000 Active 584-char remark

ⓘ 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: $2,786 · $232/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$417/yr (+$35/mo · 15.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $18,551
• − Mortgage interest: −$9,803
• − Property taxes: −$2,786
• − Insurance: −$875
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,091
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $695/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

• 2026-05-25 Pending — SAAR TX
• 2026-04-28 Listed $175,000 SAAR TX

Property tax history

+7.5%/yr

Latest (2025): $2,786 · +26.0% YoY. Source: county tax records.