1213 Dorchester Dr · San Angelo, TX 76901

$307,000

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 27 Days on market

Built 2001 6,795 sqft lot Est $340k · 10% under ↓ 2% since listing

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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).

• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.6/10.0

Listing remarks

This beautifully maintained home in Upper Bluffs offers a perfect blend of comfort and style, ideal for discerning buyers. Featuring a spacious living and dining area, the open layout is perfect for both entertaining and everyday living. The large kitchen boasts abundant cabinetry and extra space for a cozy breakfast nook, making meal preparation and casual dining a pleasure. Enjoy the warmth and ambiance of a charming corner fireplace that adds character to the living space. The well-landscaped yard provides a serene outdoor retreat with a side patio and a second covered patio accessible directly from the primary bedroom, creating a private space to relax and unwind. The front and back yar

Key facts

• Cozy breakfast nook
• Second covered patio
• Well-landscaped yard

Tags

• LARGE KITCHEN
• COZY BREAKFAST NOOK
• CHARMING CORNER FIREPLACE
• WELL-LANDSCAPED YARD
• SIDE PATIO
• SECOND COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (28.9% below list).
• Recommended offer: $209k (31.9% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 38% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $209,063 (31.9% 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: 0.71% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $339,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Dorchester Dr	0.00mi	3/2.0	1,908 (0%)	1mo	$307,000	$161	99
1217 Dorchester Dr	0.02mi	3/2.0	1,950 (+2%)	10mo	$319,000	$164	87
1221 Avondale Ave	0.08mi	3/2.0	2,106 (+10%)	2mo	$385,000	$183	77
1118 Hunters Glen Rd	0.42mi	3/2.0	1,892 (-1%)	8mo	$355,000	$188	72
5801 Barrington Ct	0.43mi	3/2.0	1,976 (+4%)	8mo	$350,000	$177	67
6021 Melrose Ave	0.38mi	3/2.0	2,116 (+11%)	1mo	$385,000	$182	63
1113 Windemere Cir	0.47mi	4/2.0 (+1)	1,879 (-2%)	10mo	$345,000	$184	62
701 Durham Ct	0.67mi	3/2.0	1,780 (-7%)	2mo	$308,900	$174	56
5821 Davenport Dr	0.51mi	4/3.0 (+1)	1,767 (-7%)	4mo	$284,500	$161	52
6018 Warwick Dr	0.43mi	4/2.0 (+1)	2,112 (+11%)	12mo	$375,000	$178	47
5829 Normandy Ln	0.57mi	3/2.0	1,624 (-15%)	3mo	$249,900	$154	46
702 Hunters Glen Rd	0.67mi	4/2.5 (+1)	2,020 (+6%)	12mo	$375,000	$186	42

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: 19.6%
• Equity multiple: 2.61×
• Total profit: $138,290
• Equity at exit: $276,570

10-year hold

• IRR: 18.6%
• Equity multiple: 6.23×
• Total profit: $449,502
• Equity at exit: $596,433

Cash invested: $85,960 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$1,610
• Tax from tax record: −$540 /mo · $6,477/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-554

Break-even live

Break-even rent $2,883

Max offer price $209,063

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-468	+0% $-554	+5% $-641	+10% $-728
Rent	-10% $-727	-5% $-641	+0% $-554	+5% $-468	+10% $-382
Rate	-1.0pp $-400	-0.5pp $-476	base $-554	+0.5pp $-634	+1.0pp $-715

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	44d	1	0.79mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	22d	1	0.85mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	44d	1	0.91mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	22d	1	0.96mi

Listing history 5 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   price $307,000
3. 2026-03-24
   listed $312,500 Active
4. 2017-05-02
   soldstatus
5. 2005-07-01
   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: $6,477 · $540/mo
• Projected year-2 tax: $6,477 · $540/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 ≥103°F today · 23 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: $26,175
• − Mortgage interest: −$17,197
• − Property taxes: −$6,477
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$8,931
• Taxable loss: −$12,152
• Est. tax savings @ 24.0%: +$2,917
• After-tax cash flow: $-3,736/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

-1.8% since first listed

5 events — show timeline

• 2026-04-20 Pending — SAAR TX
• 2026-04-07 Price Changed $307,000 SAAR TX
• 2026-03-24 Listed $312,500 SAAR TX
• 2017-05-02 Sold (Public Records) — Public Records
• 2005-07-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $6,477 · +14.5% YoY. Source: county tax records.