2702 Houston St · San Angelo, TX 76901

$199,900

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 58 Days on market

Built 1959 6,970 sqft lot Est $138k · 45% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This newly updated home by Mighty Hope Properties and Lucio's Construction is priced to sell. Updates include new electrical panel, electrical wiring, sheetrock throughout, flooring throughout, updated plumbing fixtures including water heater, interior and exterior paint, new exterior and interior doors, base boards and trim. New cabinets in bathrooms and kitchen. Buyer will be allowed to choose stain color of butcher block countertops. New roof completed in March of 2023. This home is equipped with central heat and air. The main bedroom has its own heating and cooling. Schedule your showing today!!!

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (25.7% below list).
• Recommended offer: $149k (25.7% below list) — sets the bar for 1% rule.

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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% 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).
• Market conditions: Rents rising fast (+5.8%/yr); 334 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $148,609 (25.7% 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 58 days. Have you received any prior offers? Is the seller open to a 26% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $137,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2414 Chestnut St	0.35mi	2/1.0 (-1)	910 (-3%)	4mo	$142,000	$156	66
2623 W Harris Ave	0.57mi	3/2.0	1,030 (+10%)	0mo	$185,400	$180	56
215 Westland St	0.60mi	2/1.0 (-1)	971 (+4%)	1mo	$124,900	$129	56
2410 Lindell Ave	0.63mi	2/1.0 (-1)	960 (+3%)	2mo	$157,000	$164	56
2526 Chestnut St	0.25mi	2/1.0 (-1)	810 (-14%)	2mo	$115,000	$142	55
2223 Coleman St	0.50mi	2/1.0 (-1)	894 (-4%)	7mo	$80,000	$89	55
3118 Guadalupe St	0.46mi	3/2.0	1,044 (+12%)	7mo	$215,000	$206	53
2515 Woodlawn Dr	0.51mi	2/1.0 (-1)	1,008 (+8%)	8mo	$135,000	$134	47
2019 Freeland Ave	0.63mi	2/1.0 (-1)	1,008 (+8%)	5mo	$127,500	$126	45
2630 Jomar St	0.73mi	3/1.5	1,014 (+8%)	8mo	$149,000	$147	43
319 N Howard St	0.63mi	2/1.0 (-1)	852 (-9%)	8mo	$155,000	$182	40
402 Westland Ave	0.59mi	2/1.0 (-1)	1,070 (+14%)	7mo	$147,500	$138	34

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: 20.7%
• Equity multiple: 2.69×
• Total profit: $94,785
• Equity at exit: $180,086

10-year hold

• IRR: 19.5%
• Equity multiple: 6.42×
• Total profit: $303,465
• Equity at exit: $388,362

Cash invested: $55,972 (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: 334
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$332 /mo · $3,982/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-289

Break-even live

Break-even rent $1,852

Max offer price $148,781

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-233	+0% $-289	+5% $-346	+10% $-403
Rent	-10% $-407	-5% $-348	+0% $-289	+5% $-231	+10% $-172
Rate	-1.0pp $-189	-0.5pp $-239	base $-289	+0.5pp $-341	+1.0pp $-394

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: $49,975
• Closing costs: $5,997
• 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	23d	1	0.09mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.21mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.42mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.77mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	23d	1	0.79mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.86mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	0.92mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.92mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	23d	1	0.96mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	23d	1	1.00mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	23d	4	1.01mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	1.04mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	1.26mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	1.31mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.49mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.49mi

Listing history 8 events

1. 2026-04-30
   soldstatus
2. 2026-04-04
   status Pending
3. 2026-02-04
   listed $199,900 Active
4. 2023-04-25
   soldstatus
5. 2023-04-24
   soldstatus Closed 607-char remark

   Show marketing remark (607 chars)

   This newly updated home by Mighty Hope Properties and Lucio's Construction is priced to sell. Updates include new electrical panel, electrical wiring, sheetrock throughout, flooring throughout, updated plumbing fixtures including water heater, interior and exterior paint, new exterior and interior doors, base boards and trim. New cabinets in bathrooms and kitchen. Buyer will be allowed to choose stain color of butcher block countertops. New roof completed in March of 2023. This home is equipped with central heat and air. The main bedroom has its own heating and cooling. Schedule your showing today!!!

6. 2023-03-30
   status Pending 607-char remark

   Show marketing remark (607 chars)

   This newly updated home by Mighty Hope Properties and Lucio's Construction is priced to sell. Updates include new electrical panel, electrical wiring, sheetrock throughout, flooring throughout, updated plumbing fixtures including water heater, interior and exterior paint, new exterior and interior doors, base boards and trim. New cabinets in bathrooms and kitchen. Buyer will be allowed to choose stain color of butcher block countertops. New roof completed in March of 2023. This home is equipped with central heat and air. The main bedroom has its own heating and cooling. Schedule your showing today!!!

7. 2023-03-23
   listed $189,000 Active 607-char remark

   Show marketing remark (607 chars)

   This newly updated home by Mighty Hope Properties and Lucio's Construction is priced to sell. Updates include new electrical panel, electrical wiring, sheetrock throughout, flooring throughout, updated plumbing fixtures including water heater, interior and exterior paint, new exterior and interior doors, base boards and trim. New cabinets in bathrooms and kitchen. Buyer will be allowed to choose stain color of butcher block countertops. New roof completed in March of 2023. This home is equipped with central heat and air. The main bedroom has its own heating and cooling. Schedule your showing today!!!

8. 2023-03-16
   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: $3,982 · $332/mo
• Projected year-2 tax: $3,982 · $332/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 · 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: $17,833
• − Mortgage interest: −$11,198
• − Property taxes: −$3,982
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$5,815
• Taxable loss: −$7,014
• Est. tax savings @ 24.0%: +$1,683
• After-tax cash flow: $-1,789/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

+5.8% since first listed

8 events — show timeline

• 2026-04-30 Sold (Public Records) — Public Records
• 2026-04-04 Pending — SAAR TX
• 2026-02-04 Listed $199,900 SAAR TX
• 2023-04-25 Sold (Public Records) — Public Records
• 2023-04-24 Sold (MLS) — SAAR TX
• 2023-03-30 Pending — SAAR TX
• 2023-03-23 Listed $189,000 SAAR TX
• 2023-03-16 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,982 · +24.0% YoY. Source: county tax records.