5817 Berkley Rd · San Angelo, TX 76901

$285,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 4 Days on market

Built 1996 10,629 sqft lot Est $262k · 9% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Location, location, location! Great neighborhood (Bluffs), awesome schools, quiet street, close to shopping and eating, what more could you ask for? This adorable 3 bedroom 2 bath home is perfect for any family. The layout is functional and has the open concept and feel to it! Split bedrooms, roomy master bedroom with his and her closets. Come check it out!

Key facts

• Updated finishes
• New cabinets
• Basin sink

Tags

• UPDATED FINISHES
• NEW CABINETS
• BASIN SINK
• UPDATED LAUNDRY ROOM
• COVERED BACK PATIO
• LARGE STORAGE BUILDING

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as residential single-family
• Exterior features: Covered patio; Privacy fencing; Paved city street access; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Laminate countertops; Ceiling fans; Window coverings; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.5% below list).
• Recommended offer: $197k (30.9% below list) — sets the bar for cash-flow.

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: Bonham El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 525 students, 40% 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 at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $196,920 (30.9% 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. 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: 0.70% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $261,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5801 Davenport Dr	0.07mi	3/2.0	1,514 (+7%)	1mo	$279,900	$185	84
5821 Hanover Pl	0.16mi	3/2.0	1,467 (+4%)	12mo	$290,000	$198	77
5813 Normandy Ln	0.12mi	3/2.0	1,561 (+10%)	2mo	$287,500	$184	76
5829 Davenport Dr	0.10mi	3/2.0	1,545 (+9%)	6mo	$289,900	$188	75
5822 Berkley Rd	0.04mi	4/2.0 (+1)	1,579 (+12%)	8mo	$289,900	$184	67
5829 Normandy Ln	0.13mi	3/2.0	1,624 (+15%)	3mo	$249,900	$154	67
703 Wicklow Ct	0.37mi	3/2.0	1,589 (+12%)	6mo	$279,000	$176	57
716 Penhurst Ct	0.44mi	3/2.0	1,594 (+13%)	6mo	$285,900	$179	54
5822 Berkshire Rd	0.34mi	3/2.0	1,619 (+14%)	13mo	$285,000	$176	50
726 Amberton Pkwy	0.36mi	3/2.0	1,620 (+14%)	12mo	$305,000	$188	49
1223 Dorchester Dr	0.59mi	3/2.0	1,596 (+13%)	4mo	$320,000	$201	48
703 Durham Ct	0.40mi	3/2.0	1,575 (+11%)	22mo	$305,000	$194	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: 19.8%
• Equity multiple: 2.62×
• Total profit: $129,340
• Equity at exit: $256,751

10-year hold

• IRR: 18.8%
• Equity multiple: 6.25×
• Total profit: $419,174
• Equity at exit: $553,692

Cash invested: $79,800 (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 →

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$473 /mo · $5,670/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-499

Break-even live

Break-even rent $2,640

Max offer price $196,920

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-418	+0% $-499	+5% $-579	+10% $-660
Rent	-10% $-657	-5% $-578	+0% $-499	+5% $-419	+10% $-340
Rate	-1.0pp $-355	-0.5pp $-426	base $-499	+0.5pp $-572	+1.0pp $-648

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	44d	1	0.36mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	44d	1	0.37mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	21d	1	0.53mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	21d	1	0.60mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	21d	4	1.03mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	1.14mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	1.16mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	1.16mi
4330 Rimrock Cir San Angelo, TX	3.0	2.0	1560	$2,200	$1.41	21d	1	1.38mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	1.38mi

Listing history 13 events

1. 2026-05-23
   listed $285,000 Active
2. 2020-04-24
   soldstatus
3. 2020-04-23
   soldstatus 359-char remark

   Show marketing remark (359 chars)

   Location, location, location! Great neighborhood (Bluffs), awesome schools, quiet street, close to shopping and eating, what more could you ask for? This adorable 3 bedroom 2 bath home is perfect for any family. The layout is functional and has the open concept and feel to it! Split bedrooms, roomy master bedroom with his and her closets. Come check it out!

4. 2020-03-22
   listed $185,000 359-char remark

   Show marketing remark (359 chars)

   Location, location, location! Great neighborhood (Bluffs), awesome schools, quiet street, close to shopping and eating, what more could you ask for? This adorable 3 bedroom 2 bath home is perfect for any family. The layout is functional and has the open concept and feel to it! Split bedrooms, roomy master bedroom with his and her closets. Come check it out!

5. 2018-08-21
   soldstatus
6. 2018-08-20
   soldstatus 642-char remark

   Show marketing remark (642 chars)

   This charming 3-bed/2-bath home is nestled in the quiet Bluffs area. Buyers will love the fresh paint throughout, along with the easy-to-care-for ceramic tile that runs through the common areas of this home. The open concept makes the most of the efficient floor plan and extras such as the traditional fireplace, a bay window and the split bedroom plan give this home added character and comfort. Just imagine family dinner with a bay window to perfectly frame the view of your front yard and a fireplace as the focal point of your living room. All of this plus a generous back yard and GREAT LOCATION make this home a must see. .. must buy!

7. 2018-07-19
   listed $169,900 642-char remark

   Show marketing remark (642 chars)

   This charming 3-bed/2-bath home is nestled in the quiet Bluffs area. Buyers will love the fresh paint throughout, along with the easy-to-care-for ceramic tile that runs through the common areas of this home. The open concept makes the most of the efficient floor plan and extras such as the traditional fireplace, a bay window and the split bedroom plan give this home added character and comfort. Just imagine family dinner with a bay window to perfectly frame the view of your front yard and a fireplace as the focal point of your living room. All of this plus a generous back yard and GREAT LOCATION make this home a must see. .. must buy!

8. 2012-08-20
   soldstatus
9. 2012-08-16
   soldstatus
10. 2012-07-12
    listed $127,900
11. 2006-12-28
    soldstatus
12. 2006-12-27
    soldstatus
13. 2006-11-23
    listed $119,900

ⓘ 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: $5,670 · $473/mo
• Projected year-2 tax: $5,670 · $473/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,110
• − Mortgage interest: −$15,964
• − Property taxes: −$5,670
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$8,291
• Taxable loss: −$11,098
• Est. tax savings @ 24.0%: +$2,664
• After-tax cash flow: $-3,320/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

+137.7% since first listed

13 events — show timeline

• 2026-05-23 Listed $285,000 SAAR TX
• 2020-04-24 Sold (Public Records) — Public Records
• 2020-04-23 Sold (MLS) — SAAR TX
• 2020-03-22 Listed $185,000 SAAR TX
• 2018-08-21 Sold (Public Records) — Public Records
• 2018-08-20 Sold (MLS) — SAAR TX
• 2018-07-19 Listed $169,900 SAAR TX
• 2012-08-20 Sold (Public Records) — Public Records
• 2012-08-16 Sold (MLS) — SAAR TX
• 2012-07-12 Listed $127,900 SAAR TX
• 2006-12-28 Sold (Public Records) — Public Records
• 2006-12-27 Sold (MLS) — SAAR TX
• 2006-11-23 Listed $119,900 SAAR TX

Property tax history

+4.5%/yr

Latest (2025): $5,670 · +14.5% YoY. Source: county tax records.