2903 Chestnut St · San Angelo, TX 76901

$59,900

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 64 Days on market

Built 1962 7,013 sqft lot $85/sqft · 49% below area Est $118k · 49% under ↓ 20% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

Key facts

• Minor repairs
• Exterior updates
• Roof replaced

Tags

• HARDWOOD AND TILE FLOORING
• ROOF REPLACED
• WINDOW UNITS FOR COOLING
• EXTERIOR UPDATES
• MINOR REPAIRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.81% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (median comp): $117,971
• List price: $59,900
• Delta: -49.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3017 Chestnut St	0.12mi	2/1.0	800 (+14%)	20mo	$93,500	$117	54
2326 Guadalupe St	0.53mi	2/2.0	768 (+9%)	17mo	$124,900	$163	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: 48.3%
• Equity multiple: 4.69×
• Total profit: $61,836
• Equity at exit: $53,963

10-year hold

• IRR: 43.3%
• Equity multiple: 11.06×
• Total profit: $168,747
• Equity at exit: $116,373

Cash invested: $16,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$314
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $409

Break-even live

Break-even rent $566

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $443	-5% $426	+0% $409	+5% $392	+10% $375
Rent	-10% $324	-5% $366	+0% $409	+5% $452	+10% $495
Rate	-1.0pp $439	-0.5pp $424	base $409	+0.5pp $394	+1.0pp $378

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	22d	1	0.52mi
3433 Arden Rd Unit 405 San Angelo, TX	1.0	1.0	500	$850	$1.70	45d	1	0.52mi
3801 Arden Rd Unit 131 San Angelo, TX	1.0	1.0	670	$933	$1.39	45d	1	0.80mi
3801 Arden Rd Apt 93 San Angelo, TX	1.0	1.0	670	$971	$1.45	45d	1	0.80mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.94mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	1.03mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	22d	17	1.04mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	1.08mi
1818 S Harrison St San Angelo, TX	1.0	1.0	500	$780	$1.56	45d	1	1.26mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.28mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	1.31mi

Listing history 21 events

1. 2026-06-18
   status $59,900 Pending 64 DOM
2. 2026-06-18
   days on market $59,900 Active 64 DOM
3. 2026-06-17
   days on market $59,900 Active 63 DOM
4. 2026-06-16
   days on market $59,900 Active 62 DOM
5. 2026-06-15
   days on market $59,900 Active 61 DOM
6. 2026-06-14
   days on market $59,900 Active 59 DOM
7. 2026-06-13
   pricedays on market $59,900 Active 58 DOM
8. 2026-06-10
   pricedays on market $64,900 Active 56 DOM
9. 2026-06-09
   days on market $69,900 Active 55 DOM
10. 2026-06-08
    days on market $69,900 Active 54 DOM
11. 2026-06-07
    days on market $69,900 Active 53 DOM
12. 2026-06-02
    days on market $69,900 Active 48 DOM
13. 2026-06-01
    days on market $69,900 Active 47 DOM
14. 2026-05-31
    price $69,900 Active 46 DOM
15. 2026-05-31
    days on market $74,900 Active 46 DOM
16. 2026-05-30
    days on market $74,900 Active 45 DOM
17. 2026-05-19
    price $79,900 743-char remark

    Show marketing remark (743 chars)

    Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

18. 2026-05-08
    price $84,900 743-char remark

    Show marketing remark (743 chars)

    Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

19. 2026-04-29
    price $89,900 743-char remark

    Show marketing remark (743 chars)

    Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

20. 2026-04-21
    price $94,900 743-char remark

    Show marketing remark (743 chars)

    Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

21. 2026-04-15
    listed $99,900 Active 743-char remark

    Show marketing remark (743 chars)

    Charming 2-bedroom home in a convenient San Angelo location, just minutes from shopping, dining, and everyday essentials. This property features a functional layout with a mix of hardwood and tile flooring throughout. The living room and guest bedroom feature hardwood floors, while the kitchen, bathroom, and primary bedroom feature tile for easy maintenance. A major improvement has already been completed with the roof replaced 5 years ago. The home is equipped with window units for cooling and has great potential for buyers looking to add their own personal touches. With some exterior updates and minor repairs, this property is a great fit for homeowners or investors alike. Don't miss this well-located property with upside potential.

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,003
• − Mortgage interest: −$3,355
• − Property taxes: −$1,293
• − Insurance: −$300
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,743
• Taxable income: $4,232
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $3,895/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

-20.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $79,900 SAAR TX
• 2026-05-08 Price Changed $84,900 SAAR TX
• 2026-04-29 Price Changed $89,900 SAAR TX
• 2026-04-21 Price Changed $94,900 SAAR TX
• 2026-04-15 Listed $99,900 SAAR TX

Property tax history

+6.2%/yr

Latest (2025): $1,293 · +26.0% YoY. Source: county tax records.