306 N Garrett St · San Angelo, TX 76901

$149,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 148 Days on market

Built 1956 4,878 sqft lot $128/sqft · 5% below area Est $157k · 5% under

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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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +4.5/10.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bed 1 bath home is super cute and ideal for beginning a home ownership journey, downsizing or investment property. As a bonus to investors, this home is already tenant-occupied. You will love the hardwood floors, natural light, on a well situated lot. Check out the pictures and Facebook video and see for yourself!

Key facts

• 4,878 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $10 ($124/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 $141k (5.1% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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-, schools F, amenities 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.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (median comp): $157,312
• List price: $149,000
• Delta: -5.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2403 Freeland Ave	0.40mi	2/2.0	1,120 (-3%)	2mo	$179,900	$161	70
206 N Van Buren St	0.22mi	2/1.0	1,008 (-13%)	1mo	$167,500	$166	67
2005 Bailey St	0.41mi	2/2.0	1,104 (-5%)	4mo	$129,000	$117	65
2319 North St	0.58mi	3/1.0 (+1)	1,180 (+2%)	1mo	$129,500	$110	64
2105 Coleman St	0.46mi	3/1.0 (+1)	1,105 (-5%)	2mo	$160,000	$145	64
2525 Colorado Ave	0.64mi	2/1.0	1,204 (+4%)	1mo	$170,000	$141	63
121 S Tyler St	0.38mi	3/1.0 (+1)	1,303 (+12%)	0mo	$189,900	$146	56
2319 Colorado St	0.53mi	3/2.0 (+1)	1,109 (-4%)	4mo	$205,000	$185	56
2702 Houston St	0.74mi	3/2.0 (+1)	1,176 (+1%)	2mo	$199,900	$170	53
1951 W Twohig Ave	0.46mi	2/2.0	1,292 (+11%)	4mo	$190,000	$147	53
1024 N Bishop St	0.74mi	3/1.0 (+1)	1,070 (-8%)	1mo	$135,000	$126	47
2623 W Harris Ave	0.68mi	3/2.0 (+1)	1,030 (-11%)	0mo	$185,400	$180	40

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: 25.5%
• Equity multiple: 3.06×
• Total profit: $85,945
• Equity at exit: $134,231

10-year hold

• IRR: 23.3%
• Equity multiple: 7.28×
• Total profit: $261,944
• Equity at exit: $289,474

Cash invested: $41,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$781
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $10

Break-even live

Break-even rent $1,402

Max offer price $149,000

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $53	+0% $10	+5% $-32	+10% $-74
Rent	-10% $-101	-5% $-46	+0% $10	+5% $66	+10% $122
Rate	-1.0pp $85	-0.5pp $48	base $10	+0.5pp $-28	+1.0pp $-68

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.20mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.21mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.37mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.49mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.50mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.59mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.60mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.63mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.77mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	0.77mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	0.77mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	0.77mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.88mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.90mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	1.00mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.00mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	1.02mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.06mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	1.07mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.09mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.17mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.19mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	1.23mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.25mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	21d	1	1.28mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.32mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	1.33mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.40mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	1.42mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	1.42mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	1.47mi

Listing history 32 events

1. 2026-06-19
   days on market $149,000 Active 148 DOM
2. 2026-06-18
   days on market $149,000 Active 147 DOM
3. 2026-06-17
   days on market $149,000 Active 146 DOM
4. 2026-06-16
   days on market $149,000 Active 145 DOM
5. 2026-06-15
   days on market $149,000 Active 144 DOM
6. 2026-06-14
   days on market $149,000 Active 142 DOM
7. 2026-06-13
   days on market $149,000 Active 141 DOM
8. 2026-06-10
   days on market $149,000 Active 139 DOM
9. 2026-06-09
   days on market $149,000 Active 138 DOM
10. 2026-06-08
    days on market $149,000 Active 137 DOM
11. 2026-06-07
    days on market $149,000 Active 136 DOM
12. 2026-06-02
    days on market $149,000 Active 131 DOM
13. 2026-06-01
    days on market $149,000 Active 130 DOM
14. 2026-05-31
    days on market $149,000 Active 129 DOM
15. 2026-05-30
    days on market $149,000 Active 128 DOM
16. 2026-03-17
    price $155,000 322-char remark

    Show marketing remark (322 chars)

    This 2 bed 1 bath home is super cute and ideal for beginning a home ownership journey, downsizing or investment property. As a bonus to investors, this home is already tenant-occupied. You will love the hardwood floors, natural light, on a well situated lot. Check out the pictures and Facebook video and see for yourself!

17. 2026-01-22
    listed $159,000 Active 322-char remark

    Show marketing remark (322 chars)

    This 2 bed 1 bath home is super cute and ideal for beginning a home ownership journey, downsizing or investment property. As a bonus to investors, this home is already tenant-occupied. You will love the hardwood floors, natural light, on a well situated lot. Check out the pictures and Facebook video and see for yourself!

18. 2024-06-14
    historical $1,200
19. 2024-05-31
    listed $1,200
20. 2024-05-24
    soldstatus
21. 2020-01-24
    soldstatus 585-char remark

    Show marketing remark (585 chars)

    Roof Replaced October 2019 Beautiful, original hardwoods greet you as you enter the large, sunlit living room on the way to the kitchen, which is large enough to hold your dining table. The attached garage, farmhouse vibe remodeled bathroom, and the fenced back yard big enough for barbecues and a quick game of tag will make you want to call this cottage your own. Centrally located between Sherwood Way and Houston Harte Expressway, getting anywhere in town is a breeze from this quiet, tree lined street. Check out the 3D walkthrough video as well as the standard video on YouTube.

22. 2020-01-24
    soldstatus

    Show marketing remark (585 chars)

    Roof Replaced October 2019 Beautiful, original hardwoods greet you as you enter the large, sunlit living room on the way to the kitchen, which is large enough to hold your dining table. The attached garage, farmhouse vibe remodeled bathroom, and the fenced back yard big enough for barbecues and a quick game of tag will make you want to call this cottage your own. Centrally located between Sherwood Way and Houston Harte Expressway, getting anywhere in town is a breeze from this quiet, tree lined street. Check out the 3D walkthrough video as well as the standard video on YouTube.

23. 2020-01-17
    listed $110,000 585-char remark

    Show marketing remark (585 chars)

    Roof Replaced October 2019 Beautiful, original hardwoods greet you as you enter the large, sunlit living room on the way to the kitchen, which is large enough to hold your dining table. The attached garage, farmhouse vibe remodeled bathroom, and the fenced back yard big enough for barbecues and a quick game of tag will make you want to call this cottage your own. Centrally located between Sherwood Way and Houston Harte Expressway, getting anywhere in town is a breeze from this quiet, tree lined street. Check out the 3D walkthrough video as well as the standard video on YouTube.

24. 2016-04-08
    soldstatus
25. 2016-04-07
    soldstatus
26. 2016-01-15
    listed $92,000
27. 2013-06-10
    soldstatus
28. 2013-06-06
    soldstatus
29. 2013-02-12
    listed $84,900
30. 2008-06-24
    soldstatus
31. 2008-06-24
    soldstatus
32. 2008-04-29
    listed $84,500

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,975
• − Mortgage interest: −$8,346
• − Property taxes: −$3,165
• − Insurance: −$745
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,335
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $684/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

+83.4% since first listed

17 events — show timeline

• 2026-03-17 Price Changed $155,000 SAAR TX
• 2026-01-22 Listed $159,000 SAAR TX
• 2024-06-14 Rental Removed $1,200 APPFOLIO
• 2024-05-31 Listed for Rent $1,200 APPFOLIO
• 2024-05-24 Sold (Public Records) — Public Records
• 2020-01-24 Sold (Public Records) — Public Records
• 2020-01-24 Sold (MLS) — SAAR TX
• 2020-01-17 Listed $110,000 SAAR TX
• 2016-04-08 Sold (Public Records) — Public Records
• 2016-04-07 Sold (MLS) — SAAR TX
• 2016-01-15 Listed $92,000 SAAR TX
• 2013-06-10 Sold (Public Records) — Public Records
• 2013-06-06 Sold (MLS) — SAAR TX
• 2013-02-12 Listed $84,900 SAAR TX
• 2008-06-24 Sold (Public Records) — Public Records
• 2008-06-24 Sold (MLS) — SAAR TX
• 2008-04-29 Listed $84,500 SAAR TX

Property tax history

+6.2%/yr

Latest (2025): $3,165 · +23.2% YoY. Source: county tax records.