2937 Coleman St · San Angelo, TX 76901

$225,000

3 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 28 Days on market

Built 2023 7,013 sqft lot Est $227k · at est.

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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
• ARV discount +7.9/15.0
• Cash flow +5.9/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.2/10.0

Listing remarks

Move-In Ready & Like New - Built in 2023! Perfect for first-time homebuyers or anyone looking for a low-maintenance, modern home near Loop 306, shopping mall, restaurants, grocery stores, ASU, and more. This 3-bedroom, 2-bath home with a 1-car garage offers a functional open-concept layout with a split-bedroom design for added privacy. Built in 2023, the home feels like new and is completely move-in ready. Situated on a desirable corner lot with no immediate neighbors, the property features a wood privacy fence and convenient alley access. Interior highlights include: Granite countertops Stainless steel appliances Tile flooring throughout main living areas Carpeted bedrooms Open

Key facts

• Alley access
• Granite countertops
• Wood privacy fence

Tags

• BUILT IN 2023
• CORNER LOT
• WOOD PRIVACY FENCE
• ALLEY ACCESS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (28.0% below list).
• Recommended offer: $147k (34.8% 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: 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); 58% 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 $24k of equity ($2k loan paydown + $22k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($222k) 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 $146,639 (34.8% 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: 0.72% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $226,803
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 N Abilene St	0.12mi	3/2.0	1,273 (-3%)	3mo	$245,000	$192	88
2937 Coleman St	0.00mi	3/2.0	1,189 (-9%)	1mo	$225,000	$189	84
2706 Lindell Ave	0.42mi	3/2.0	1,311 (0%)	2mo	$255,000	$195	79
2908 Houston St	0.18mi	3/2.0	1,465 (+12%)	4mo	$249,900	$171	69
2702 Houston St	0.29mi	3/2.0	1,176 (-10%)	2mo	$199,900	$170	68
3105 Abilene St	0.13mi	3/4.0	1,168 (-11%)	2mo	$185,000	$158	66
2616 Juanita Ave	0.60mi	3/2.0	1,273 (-3%)	3mo	$240,000	$189	65
2255 Woodlawn Dr	0.71mi	3/2.0	1,246 (-5%)	1mo	$235,000	$189	58
425 N Garfield St	0.37mi	3/2.0	1,120 (-15%)	4mo	$179,000	$160	56
286 Mockingbird Ln	0.70mi	3/2.0	1,420 (+8%)	3mo	$245,000	$173	51
2319 North St	0.63mi	3/1.0	1,180 (-10%)	1mo	$129,500	$110	49
2403 Freeland Ave	0.64mi	2/2.0 (-1)	1,120 (-15%)	2mo	$179,900	$161	39

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: 19.2%
• Equity multiple: 2.57×
• Total profit: $99,075
• Equity at exit: $202,698

10-year hold

• IRR: 18.3%
• Equity multiple: 6.16×
• Total profit: $324,805
• Equity at exit: $437,126

Cash invested: $63,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$450 /mo · $5,398/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-444

Break-even live

Break-even rent $2,182

Max offer price $146,639

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	20d	1	0.12mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	0.16mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	0.22mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	20d	1	0.30mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	0.37mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	0.51mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	43d	1	0.61mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	20d	1	0.67mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	43d	1	0.74mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	20d	1	0.74mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	43d	1	0.78mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	0.83mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	20d	1	0.84mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	43d	1	0.91mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	20d	1	0.96mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	20d	1	1.01mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	1.05mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	20d	4	1.05mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	43d	1	1.08mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	43d	1	1.12mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	1.25mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	1.29mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	20d	17	1.37mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	20d	1	1.38mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-04-15
   price $225,000
3. 2026-04-01
   price $219,000
4. 2026-03-03
   listed $222,500 Active
5. 2022-02-11
   soldstatus
6. 2019-11-20
   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: $5,398 · $450/mo
• Projected year-2 tax: $5,398 · $450/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $19,442
• − Mortgage interest: −$12,603
• − Property taxes: −$5,398
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$6,545
• Taxable loss: −$9,341
• Est. tax savings @ 24.0%: +$2,242
• After-tax cash flow: $-3,081/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

+1.1% since first listed

6 events — show timeline

• 2026-04-15 Pending — SAAR TX
• 2026-04-15 Price Changed $225,000 SAAR TX
• 2026-04-01 Price Changed $219,000 SAAR TX
• 2026-03-03 Listed $222,500 SAAR TX
• 2022-02-11 Sold (Public Records) — Public Records
• 2019-11-20 Sold (Public Records) — Public Records

Property tax history

+44.7%/yr

Latest (2025): $5,398 · +24.6% YoY. Source: county tax records.