3141 Chatterton Dr · San Angelo, TX 76904

$269,500

3 bd · 2.0 ba · 2,066 sqft · SingleFamily public records · 43 Days on market

Built 1968 10,237 sqft lot $130/sqft · at area comps Est $263k · 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 +14.5/30.0
• ARV discount +6.3/15.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this lovely 3bed/2bath brick home on a corner lot with beautiful curb appeal, a large covered patio, mature trees, and an extended driveway. Conveniently and centrally located in College Hills, minutes away from Unidad Park, the Red Arroyo Trail, and Bowie Elementary school! The living room features a beautiful wood burning brick fireplace, a built-in book shelf with cabinet space, and a sliding door that allows for plenty of natural light and access to the covered back patio. Enjoy the secondary spacious living area which could easily serve as a playroom, office, dining room, bedroom or extra living space; the possibilities are endless. The charming kitchen is complete with a b

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Circular driveway; Additional paved parking; Alley access
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Brick exterior
• Construction: Brick construction; Composition roof; Slab foundation; Built in recent decades (year built not provided)
• Exterior features: Covered patio and porch; Full privacy fencing; Landscaped corner lot; Paved, public-maintained city street frontage

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Oven; Dishwasher; Vented exhaust fan
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Pantry; Storage; Ceiling fans; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with washer and dryer hookups (electric and gas dryer hookups); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $221k (18.0% below list).
• Recommended offer: $221k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $2k of loan paydown is wiped out by about $8k 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 43 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: 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 $220,923 (18.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $262,775
• List price: $269,500
• Delta: 2.56%
• 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
3136 Chatterton Dr	0.03mi	3/4.0	2,138 (+4%)	2mo	$189,500	$89	83
3301 Chatterton Dr	0.12mi	3/2.0	1,942 (-6%)	3mo	$265,000	$136	82
3508 Sunset Dr	0.27mi	3/2.0	1,991 (-4%)	1mo	$295,000	$148	80
3510 Sul Ross St	0.43mi	3/2.0	1,970 (-5%)	2mo	$269,900	$137	71
3814 Sunset Dr	0.65mi	3/2.0	2,044 (-1%)	1mo	$205,000	$100	67
3014 Southland Blvd	0.71mi	3/2.0	2,040 (-1%)	1mo	$356,000	$175	64
3334 Vista Del Arroyo Dr	0.39mi	4/2.5 (+1)	2,194 (+6%)	1mo	$320,000	$146	64
3019 Sierra Dr	0.70mi	4/2.0 (+1)	2,113 (+2%)	2mo	$300,000	$142	57
2946 Cumberland Dr	0.37mi	4/2.0 (+1)	2,346 (+14%)	3mo	$269,000	$115	53
3214 Rock Brook Dr	0.61mi	3/2.0	1,822 (-12%)	1mo	$295,000	$162	51
2702 Southland Blvd	0.73mi	3/2.0	2,224 (+8%)	3mo	$220,000	$99	50
3201 Timber Ridge Dr	0.66mi	4/2.0 (+1)	1,895 (-8%)	2mo	$302,000	$159	48

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-32,879
• Equity at exit: $40,183

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $6,423
• Equity at exit: $23,301

Cash invested: $75,460 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $62

Break-even live

Break-even rent $2,131

Max offer price $269,500

Occupancy floor 92%

Sensitivity live

Price	-10% $214	-5% $138	+0% $62	+5% $-15	+10% $-91
Rent	-10% $-113	-5% $-26	+0% $62	+5% $149	+10% $236
Rate	-1.0pp $197	-0.5pp $130	base $62	+0.5pp $-8	+1.0pp $-79

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 Lindenwood Dr San Angelo, TX	4.0	2.5	2097	$2,000	$0.95	22d	1	0.27mi
3018 Woodland Cir San Angelo, TX	3.0	2.0	2305	$3,300	$1.43	44d	1	0.29mi
2542 Lindenwood Dr San Angelo, TX	3.0	3.5	2529	$2,900	$1.15	44d	1	0.59mi
2930 Sierra Cir San Angelo, TX	3.0	2.0	2214	$2,100	$0.95	22d	1	0.59mi
3106 Sierra Dr San Angelo, TX	4.0	2.0	1830	$2,495	$1.36	22d	1	0.72mi
3225 Southland Blvd San Angelo, TX	3.0	2.0	2165	$2,500	$1.15	22d	1	0.86mi
2625 Palo Duro Dr San Angelo, TX	2.0	2.0	1680	$1,500	$0.89	44d	1	0.94mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.09mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	1.14mi
2237 Valleyview Blvd San Angelo, TX	3.0	2.0	1417	$2,600	$1.83	44d	1	1.19mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	1.30mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	1.30mi
4802 Royal Oak Dr San Angelo, TX	3.0	2.0	1798	$2,300	$1.28	44d	1	1.30mi
4330 Rimrock Cir San Angelo, TX	3.0	2.0	1560	$2,200	$1.41	22d	1	1.35mi
4133 Shefflera Dr San Angelo, TX	3.0	2.0	1560	$2,300	$1.47	22d	1	1.43mi

Listing history 17 events

1. 2026-06-19
   days on market $269,500 Active 43 DOM
2. 2026-06-18
   days on market $269,500 Active 42 DOM
3. 2026-06-17
   days on market $269,500 Active 41 DOM
4. 2026-06-16
   days on market $269,500 Active 40 DOM
5. 2026-06-15
   days on market $269,500 Active 39 DOM
6. 2026-06-14
   days on market $269,500 Active 37 DOM
7. 2026-06-13
   days on market $269,500 Active 36 DOM
8. 2026-06-10
   days on market $269,500 Active 34 DOM
9. 2026-06-09
   days on market $269,500 Active 33 DOM
10. 2026-06-08
    days on market $269,500 Active 32 DOM
11. 2026-06-07
    days on market $269,500 Active 31 DOM
12. 2026-06-02
    days on market $269,500 Active 26 DOM
13. 2026-06-01
    days on market $269,500 Active 25 DOM
14. 2026-05-31
    days on market $269,500 Active 24 DOM
15. 2026-05-30
    days on market $269,500 Active 23 DOM
16. 2026-05-07
    listed $269,500 Active 1648-char remark
17. 2022-05-12
    listed $265,000 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: $1,896 · $158/mo
• Projected year-2 tax: $4,932 · $411/mo
• Expected delta: +$3,035/yr (+$253/mo · 160.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,511
• − Mortgage interest: −$15,096
• − Property taxes: −$1,896
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$7,840
• Taxable loss: −$3,911
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $1,679/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

+1.7% since first listed

2 events — show timeline

• 2026-05-07 Listed $269,500 SAAR TX
• 2022-05-12 Listed $265,000 SAAR TX

Property tax history

+3.6%/yr

Latest (2025): $1,896 · +15.8% YoY. Source: county tax records.