2624 Dallas St · San Angelo, TX 76903

$175,000

3 bd · 2.0 ba · 906 sqft · SingleFamily public records · 383 Days on market

Built 1959 6,185 sqft lot $193/sqft · 14% above area Est $179k · 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).

• Cash flow +11.3/30.0
• ARV discount +8.5/15.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

Key facts

• Built in grill
• Covered back patio
• 6,185 sq ft lot

Tags

• COVERED BACK PATIO
• BUILT IN GRILL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.5% below list).
• Recommended offer: $144k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Alta Loma El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 278 students, 84% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 229 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 35% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 383 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $144,360 (17.5% 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. It's been on market 383 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $178,933
• List price: $175,000
• Delta: -2.20%
• 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
2414 Chestnut St	0.29mi	2/1.0 (-1)	910 (+0%)	4mo	$142,000	$156	73
2526 Chestnut St	0.18mi	2/1.0 (-1)	810 (-11%)	2mo	$115,000	$142	64
1016 N Campus Blvd	0.25mi	2/1.0 (-1)	960 (+6%)	11mo	$124,900	$130	60
2223 Coleman St	0.50mi	2/1.0 (-1)	894 (-1%)	7mo	$80,000	$89	60
2623 W Harris Ave	0.50mi	3/2.0	1,030 (+14%)	0mo	$185,400	$180	54
2702 Forest Park Ave	0.46mi	3/2.0	816 (-10%)	10mo	$125,000	$153	53
215 Westland St	0.54mi	2/1.0 (-1)	971 (+7%)	1mo	$124,900	$129	53
2410 Lindell Ave	0.68mi	2/1.0 (-1)	960 (+6%)	2mo	$157,000	$164	48
319 N Howard St	0.58mi	2/1.0 (-1)	852 (-6%)	8mo	$155,000	$182	48
2019 Freeland Ave	0.59mi	2/1.0 (-1)	1,008 (+11%)	5mo	$127,500	$126	41
2515 Woodlawn Dr	0.56mi	2/1.0 (-1)	1,008 (+11%)	8mo	$135,000	$134	39
2415 Colorado Ave	0.69mi	2/1.0 (-1)	1,018 (+12%)	8mo	$162,000	$159	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.49×
• Total profit: $-24,789
• Equity at exit: $26,093

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $7,960
• Equity at exit: $15,131

Cash invested: $49,000 (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 76903

• Rents YoY: 8.5%
• Active inventory: 229
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$918
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-64

Break-even live

Break-even rent $1,525

Max offer price $163,684

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-15	+0% $-64	+5% $-114	+10% $-163
Rent	-10% $-178	-5% $-121	+0% $-64	+5% $-7	+10% $50
Rate	-1.0pp $24	-0.5pp $-20	base $-64	+0.5pp $-109	+1.0pp $-156

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.10mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.16mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.47mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	22d	1	0.80mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.81mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	22d	1	0.81mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.91mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.97mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	0.97mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.98mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.99mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.00mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	1.22mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	22d	17	1.32mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.44mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.44mi

Listing history 26 events

1. 2026-06-22
   days on market $175,000 Active 383 DOM
2. 2026-06-19
   days on market $175,000 Active 381 DOM
3. 2026-06-18
   days on market $175,000 Active 380 DOM
4. 2026-06-17
   days on market $175,000 Active 379 DOM
5. 2026-06-16
   days on market $175,000 Active 378 DOM
6. 2026-06-15
   days on market $175,000 Active 377 DOM
7. 2026-06-14
   days on market $175,000 Active 375 DOM
8. 2026-06-13
   days on market $175,000 Active 374 DOM
9. 2026-06-10
   days on market $175,000 Active 372 DOM
10. 2026-06-09
    days on market $175,000 Active 371 DOM
11. 2026-06-08
    days on market $175,000 Active 370 DOM
12. 2026-06-07
    days on market $175,000 Active 369 DOM
13. 2026-06-02
    days on market $175,000 Active 364 DOM
14. 2026-05-31
    days on market $175,000 Active 362 DOM
15. 2026-05-30
    days on market $175,000 Active 361 DOM
16. 2026-01-12
    status Active 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

17. 2026-01-12
    price $175,000 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

18. 2025-11-05
    price $173,500 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

19. 2025-09-06
    status Active 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

20. 2025-08-26
    price $179,500 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

21. 2025-07-01
    price $189,999 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

22. 2025-05-18
    listed $195,000 Active 547-char remark

    Show marketing remark (547 chars)

    This 3/1 has been stripped down to the studs and brought back to life. Come see this beautiful remodel which includes new roof, electrical, plumbing, HVAC, water heater, floors, cabinets, counters and fixtures. If that's not enough, there is a great covered patio with a brand new built in grill perfect for birthdays, holidays, and family get togethers. conveniently located off the loop with easy access to shopping, or hitting the highway. Seller is motivated, so bring your favorite agent to come see this home and submit your offer today!!!!!

23. 2007-10-24
    soldstatus
24. 2007-10-24
    soldstatus
25. 2007-10-19
    soldstatus 25-char remark

    Show marketing remark (25 chars)

    Sold as is, bring offers.

26. 2007-09-18
    listed $29,900 25-char remark

    Show marketing remark (25 chars)

    Sold as is, bring offers.

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$636/yr (+$53/mo · 24.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $17,323
• − Mortgage interest: −$9,803
• − Property taxes: −$2,566
• − Insurance: −$875
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$5,091
• Taxable loss: −$3,784
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $139/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

+485.3% since first listed

11 events — show timeline

• 2026-01-12 Relisted — SAAR TX
• 2026-01-12 Price Changed $175,000 SAAR TX
• 2025-11-05 Price Changed $173,500 SAAR TX
• 2025-09-06 Relisted — SAAR TX
• 2025-08-26 Price Changed $179,500 SAAR TX
• 2025-07-01 Price Changed $189,999 SAAR TX
• 2025-05-18 Listed $195,000 SAAR TX
• 2007-10-24 Sold (Public Records) — Public Records
• 2007-10-24 Sold (Public Records) — Public Records
• 2007-10-19 Sold (MLS) — SAAR TX
• 2007-09-18 Listed $29,900 SAAR TX

Property tax history

+13.1%/yr

Latest (2025): $2,566 · +22.1% YoY. Source: county tax records.