114 Clayton St · San Angelo, TX 76905

$165,000

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 20 Days on market

Built 1951 6,403 sqft lot Est $188k · 12% under

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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 +14.3/30.0
• ARV discount +13.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and thoughtfully designed, this 3-bedroom, 2-bath home offers comfort, functionality, and style throughout. Featuring a desirable split-bedroom layout, the spacious primary suite provides privacy while the additional bedrooms are perfect for family, guests, or a home office. Inside, you'll love the custom built-in shelving that adds character and practical storage to the living spaces. For added peace of mind, the home includes a dedicated safe room. The inviting covered back porch is perfect for relaxing evenings, entertaining friends, or enjoying your morning coffee year-round. Roof replaced in 2024 giving buyers added confidence and value. This home combines modern convenience w

Key facts

• Split-bedroom layout
• Dedicated safe room
• Roof replaced

Tags

• SPLIT-BEDROOM LAYOUT
• CUSTOM BUILT-IN SHELVING
• DEDICATED SAFE ROOM
• COVERED BACK PORCH
• ROOF REPLACED

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Interior lot; City street frontage; Paved public-maintained road
• Construction: Vinyl siding; Pillar/post/pier foundation; Built with shingle roofing
• Exterior features: Storage shed(s); Porch (covered); Patio; Privacy fencing / fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Pantry; Storage; Ceiling fans; Blinds; Double-pane windows
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $30 ($363/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (1.5% below list).
• Recommended offer: $162k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Belaire El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 279 students, 72% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% 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 at 58% FRL track the district average.
• Market conditions: 181 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($163k) is reasonable based on typical stale-listing flexibility.

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 $162,498 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.98% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $188,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Van Zandt St	0.17mi	3/2.0	1,336 (+7%)	1mo	$185,000	$138	79
1334 Richard St	0.36mi	3/2.0	1,215 (-2%)	2mo	$215,000	$177	78
105 W Riverside Ave	0.18mi	2/1.0 (-1)	1,198 (-4%)	2mo	$150,000	$125	74
153 Woodruff St	0.62mi	3/1.5	1,258 (+1%)	1mo	$190,000	$151	67
601 Van Zandt St	0.40mi	3/2.0	1,354 (+9%)	3mo	$225,000	$166	65
136 Arlington St	0.43mi	3/1.5	1,144 (-8%)	2mo	$150,000	$131	62
82 Belaire Ave	0.23mi	3/4.0	1,116 (-10%)	2mo	$135,000	$121	62
1601 Linda Lee Dr	0.46mi	3/4.0	1,304 (+5%)	4mo	$205,000	$157	60
1025 Woodruff St	0.34mi	4/2.0 (+1)	1,390 (+12%)	2mo	$227,400	$164	58
1109 Linda Lee Dr	0.41mi	3/1.5	1,088 (-13%)	1mo	$145,400	$134	56
1631 Wynne Ave	0.54mi	3/1.0	1,125 (-10%)	0mo	$174,600	$155	54
1502 Mayse St	0.69mi	3/1.0	1,390 (+12%)	3mo	$135,000	$97	42

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,717
• Equity at exit: $24,602

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-18,662
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$865
• Tax from tax record: −$319 /mo · $3,834/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $30

Break-even live

Break-even rent $1,587

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $77	+0% $30	+5% $-16	+10% $-63
Rent	-10% $-98	-5% $-34	+0% $30	+5% $94	+10% $159
Rate	-1.0pp $113	-0.5pp $72	base $30	+0.5pp $-13	+1.0pp $-56

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	46d	1	0.11mi
1208 Clairmont St San Angelo, TX	3.0	1.5	1068	$1,250	$1.17	23d	1	0.34mi
1527 Fulton St San Angelo, TX	2.0	1.0	750	$950	$1.27	23d	1	0.44mi
822 Stonewall Dr San Angelo, TX	4.0	2.0	1478	$1,750	$1.18	46d	1	0.53mi
850 Paint Rock Rd San Angelo, TX	1.0–2.0	1.0	770	$1,450	$1.88	23d	6	0.63mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	23d	10	0.71mi
304 Greer St San Angelo, TX	2.0	1.0	1020	$1,250	$1.23	45d	1	0.75mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	23d	1	1.16mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	23d	1	1.24mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	23d	1	1.29mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	23d	1	1.29mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	23d	1	1.50mi

Listing history 16 events

1. 2026-06-19
   status $165,000 Pending 20 DOM
2. 2026-06-18
   days on market $165,000 Active 20 DOM
3. 2026-06-17
   days on market $165,000 Active 19 DOM
4. 2026-06-16
   days on market $165,000 Active 18 DOM
5. 2026-06-15
   days on market $165,000 Active 17 DOM
6. 2026-06-14
   days on market $165,000 Active 15 DOM
7. 2026-06-13
   days on market $165,000 Active 14 DOM
8. 2026-06-10
   days on market $165,000 Active 12 DOM
9. 2026-06-09
   days on market $165,000 Active 11 DOM
10. 2026-06-08
    days on market $165,000 Active 10 DOM
11. 2026-06-07
    days on market $165,000 Active 9 DOM
12. 2026-06-02
    days on market $165,000 Active 4 DOM
13. 2026-06-01
    days on market $165,000 Active 3 DOM
14. 2026-05-31
    days on market $165,000 Active 2 DOM
15. 2026-05-28
    listed $165,000 Active
16. 2020-10-29
    soldstatus

ⓘ 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: $3,834 · $319/mo
• Projected year-2 tax: $3,834 · $319/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: $19,500
• − Mortgage interest: −$9,243
• − Property taxes: −$3,834
• − Insurance: −$825
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,800
• Taxable loss: −$2,321
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $920/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

2 events — show timeline

• 2026-05-28 Listed $165,000 SAAR TX
• 2020-10-29 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,834 · +41.2% YoY. Source: county tax records.