3826 Hillcrest Dr · San Angelo, TX 76904

$165,000

3 bd · 2.0 ba · 2,281 sqft · SingleFamily public records · 30 Days on market

Built 1978 9,583 sqft lot Est $322k · 49% under ↓ 27% since listing

---

Why this score? — see what drove the B- 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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.1/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

College Hills 3 bedroom 2 bath house being sold AS IS. House and pool both need restoration. Call Grant for more information 325-716-0222.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: No community amenities

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; One level; Fixer condition
• Construction: Brick and stucco exterior; Slab foundation; Composition roof; Built on a 0.22-acre lot
• Exterior features: Private in-ground pool; Paved, public-maintained city street access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Bowie El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 358 students, 61% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% 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 54% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 521 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $321,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3845 Sunset Dr	0.08mi	3/2.0	2,121 (-7%)	4mo	$300,000	$141	82
3618 Willowbrook Dr	0.28mi	3/2.0	2,323 (+2%)	4mo	$299,750	$129	80
3805 Parkwood Dr	0.13mi	4/2.5 (+1)	2,345 (+3%)	4mo	$350,000	$149	79
3814 Sunset Dr	0.08mi	3/2.0	2,044 (-10%)	1mo	$205,000	$100	78
3334 Vista Del Arroyo Dr	0.55mi	4/2.5 (+1)	2,194 (-4%)	1mo	$320,000	$146	60
3605 Wildewood Dr	0.33mi	3/4.0	2,559 (+12%)	2mo	$370,000	$145	54
3709 Tridens Trl	0.70mi	3/2.0	2,419 (+6%)	7mo	$339,900	$141	51
3941 Millbrook Dr	0.38mi	4/2.0 (+1)	1,968 (-14%)	4mo	$277,500	$141	51
3805 Threeawn Trl	0.68mi	3/2.0	2,005 (-12%)	3mo	$299,900	$150	46
3136 Chatterton Dr	0.73mi	3/4.0	2,138 (-6%)	2mo	$189,500	$89	46
4102 Harmony Ln	0.74mi	3/2.0	2,018 (-12%)	2mo	$329,900	$163	45
3301 Chatterton Dr	0.61mi	3/2.0	1,942 (-15%)	3mo	$265,000	$136	45

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-2,568
• Equity at exit: $24,602

10-year hold

• IRR: 11.9%
• Equity multiple: 2.10×
• Total profit: $50,818
• Equity at exit: $14,266

Cash invested: $46,200 (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 76904

• Rents YoY: 6.0%
• Active inventory: 521
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$865
• Tax from tax record: −$537 /mo · $6,438/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $267

Break-even live

Break-even rent $1,861

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Sierra Dr San Angelo, TX	4.0	2.0	1830	$2,495	$1.36	21d	1	0.77mi
3225 Southland Blvd San Angelo, TX	3.0	2.0	2165	$2,500	$1.15	21d	1	0.77mi
4802 Royal Oak Dr San Angelo, TX	3.0	2.0	1798	$2,300	$1.28	43d	1	0.85mi
2930 Sierra Cir San Angelo, TX	3.0	2.0	2214	$2,100	$0.95	21d	1	0.87mi
3018 Woodland Cir San Angelo, TX	3.0	2.0	2305	$3,300	$1.43	43d	1	0.89mi
2820 Lindenwood Dr San Angelo, TX	4.0	2.5	2097	$2,000	$0.95	21d	1	1.01mi
4302 Pinion Ridge Dr San Angelo, TX	3.0	2.0	1750	$2,075	$1.19	21d	1	1.05mi
4925 Scarlett Oak Dr San Angelo, TX	4.0	2.0	1876	$2,395	$1.28	43d	1	1.06mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	43d	1	1.12mi
5910 Southampton Pl San Angelo, TX	3.0	2.0	1596	$2,100	$1.32	21d	1	1.13mi
5921 Stratford Ave San Angelo, TX	3.0	2.0	1738	$2,400	$1.38	21d	1	1.23mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	43d	1	1.23mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	1.31mi
2542 Lindenwood Dr San Angelo, TX	3.0	3.5	2529	$2,900	$1.15	43d	1	1.33mi
3501 Grandview Dr San Angelo, TX	3.0	2.0	1966	$2,395	$1.22	21d	1	1.36mi
2625 Palo Duro Dr San Angelo, TX	2.0	2.0	1680	$1,500	$0.89	43d	1	1.41mi

Listing history 23 events

1. 2026-06-19
   days on market $165,000 Active 30 DOM
2. 2026-06-18
   days on market $165,000 Active 29 DOM
3. 2026-06-17
   days on market $165,000 Active 28 DOM
4. 2026-06-16
   days on market $165,000 Active 27 DOM
5. 2026-06-15
   days on market $165,000 Active 26 DOM
6. 2026-06-14
   days on market $165,000 Active 24 DOM
7. 2026-06-13
   days on market $165,000 Active 23 DOM
8. 2026-06-10
   days on market $165,000 Active 21 DOM
9. 2026-06-09
   days on market $165,000 Active 20 DOM
10. 2026-06-08
    days on market $165,000 Active 19 DOM
11. 2026-06-07
    days on market $165,000 Active 18 DOM
12. 2026-06-02
    days on market $165,000 Active 13 DOM
13. 2026-06-01
    days on market $165,000 Active 12 DOM
14. 2026-05-31
    days on market $165,000 Active 11 DOM
15. 2026-05-30
    days on market $165,000 Active 10 DOM
16. 2026-05-20
    listed $165,000 Active
17. 2025-06-06
    status Active
18. 2025-04-30
    status Pending
19. 2025-04-26
    listed $204,999 Active
20. 2025-04-26
    listed Active
21. 2023-12-15
    historical
22. 2023-11-27
    price $223,550
23. 2023-11-21
    listed $225,000 Active

ⓘ 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: $6,438 · $537/mo
• Projected year-2 tax: $6,438 · $537/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 12% 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: $26,397
• − Mortgage interest: −$9,243
• − Property taxes: −$6,438
• − Insurance: −$825
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,800
• Taxable income: $868
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,999/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): 36,954
• Household income: $81,833
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 778.0

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 (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 15% Tagalog/Filipino 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: ▼ -299.76%
• Current HPI: 176.0366
• Rent YoY: ▲ 6.03%
• 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

-26.7% since first listed

8 events — show timeline

• 2026-05-20 Listed $165,000 SAAR TX
• 2025-06-06 Relisted — SAAR TX
• 2025-04-30 Pending — SAAR TX
• 2025-04-26 Listed $204,999 SAAR TX
• 2025-04-26 Listed — Unlock MLS
• 2023-12-15 Listing Removed — NTREIS
• 2023-11-27 Price Changed $223,550 NTREIS
• 2023-11-21 Listed $225,000 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $6,438 · +21.1% YoY. Source: county tax records.