6556 Nutmeg Rd · San Angelo, TX 76901

$150,000

3 bd · 2.0 ba · 1,360 sqft · Manufactured public records · 11 Days on market

Built 2005 0.84 ac lot

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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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Crickets, deer and birds, that is the lifestyle this property has to offer. An animal lovers dream with horse pens, arena, and a barn. Welcome home to this 3 bedroom 2 bath home just shy of an acre. The outside is truly the heart of this home. Perfect for animals and children. Don't miss your opportunity to own this great property. Call today for your private showing.

Key facts

• Barn
• Horse pens
• Arena

Tags

• HORSE PENS
• ARENA
• BARN

Property features AI

Exterior

• Parking: Has carport (attached) with 1 carport space; Additional parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; Single-story; Residential property
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built on a 0.84-acre interior lot
• Exterior features: Porch; Partial/other fencing; Outbuilding, barn(s), workshop, arena

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan; Water softener (rented); Electric water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Laminate counters; Ceiling fans; Blinds; Storage
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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.
• Grape Creek ISD (rural): math 25% / reading 29% proficiency, ranked #675 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grape Creek Pri (316 students, 74% FRL); Grape Creek Middle (math 18% / reading 26%, grade F, #1,360 of 1,662 statewide, top 83%, 270 students, 60% FRL); Grape Creek H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 308 students, 63% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 3.47×
• Total profit: $103,783
• Equity at exit: $135,132

10-year hold

• IRR: 27.8%
• Equity multiple: 8.18×
• Total profit: $301,675
• Equity at exit: $291,417

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $278

Break-even live

Break-even rent $1,187

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Cinnamon Ln San Angelo, TX	3.0	2.0	1056	$1,275	$1.21	43d	1	0.22mi
3105 Fruitland Farm Ct San Angelo, TX	3.0	2.0	1568	$1,750	$1.12	20d	1	1.14mi
5702 Fruitland Farm Rd San Angelo, TX	3.0	2.0	1847	$1,800	$0.97	20d	1	1.21mi

Listing history 10 events

1. 2026-06-19
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   days on market $150,000 Active 10 DOM
3. 2026-06-17
   days on market $150,000 Active 9 DOM
4. 2026-06-16
   days on market $150,000 Active 8 DOM
5. 2026-06-15
   days on market $150,000 Active 7 DOM
6. 2026-06-14
   days on market $150,000 Active 5 DOM
7. 2026-06-13
   days on market $150,000 Active 4 DOM
8. 2026-06-10
   days on market $150,000 Active 2 DOM
9. 2026-06-09
   remarks 370-char remark
10. 2026-06-09
    listed $150,000 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: $1,067 · $89/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,678/yr (+$140/mo · 157.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $18,471
• − Mortgage interest: −$8,402
• − Property taxes: −$1,067
• − Insurance: −$750
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,364
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,111/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: Grape Creek ISD
• NCES district ID: 4821600
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $48,891
• Composite: 23.6/100
• National rank: #7849
• State rank: #675 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

• 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

• 2026-06-08 Listed $150,000 SAAR TX
• 2021-04-16 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,067 · -6.5% YoY. Source: county tax records.