3102 Woodlawn Dr · San Angelo, TX 76901

$189,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 49 Days on market

Built 1959 7,013 sqft lot $144/sqft · 11% above area Est $171k · 11% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• ARV discount +2.8/15.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do not miss this adorable updated home situated on a corner lot, and includes a GAS cook top! This would make a fantastic starter home or a great place to downsize. Home was remodeled in 2023, which included new HVAC (inside and out), water heater, laminate flooring and paint throughout. There will be a new metal roof and new oven installed in the next couple of weeks, and seller is going to properly vent dryer in the laundry room.

Key facts

• Remodeled
• Laminate flooring
• New hvac

Tags

• CORNER LOT
• GAS COOK TOP
• REMODELED
• NEW HVAC
• NEW WATER HEATER
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (14.2% below list).
• Recommended offer: $162k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($183k) 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 $162,226 (14.2% 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 49 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (median comp): $170,959
• List price: $189,000
• Delta: 10.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Lindell Ave	0.35mi	3/2.0	1,311 (-0%)	2mo	$255,000	$195	82
2825 N Abilene St	0.41mi	3/2.0	1,273 (-3%)	3mo	$245,000	$192	74
2621 Coleman St	0.48mi	3/2.0	1,308 (-0%)	7mo	$252,000	$193	71
2937 Coleman St	0.30mi	3/2.0	1,189 (-9%)	1mo	$225,000	$189	70
2616 Juanita Ave	0.56mi	3/2.0	1,273 (-3%)	3mo	$240,000	$189	67
1808 Childress St	0.59mi	3/2.0	1,354 (+3%)	5mo	$235,000	$174	63
3105 Abilene St	0.35mi	3/4.0	1,168 (-11%)	2mo	$185,000	$158	56
2908 Houston St	0.48mi	3/2.0	1,465 (+12%)	4mo	$249,900	$171	55
2702 Houston St	0.57mi	3/2.0	1,176 (-10%)	2mo	$199,900	$170	55
2308 N St St	0.73mi	3/2.0	1,250 (-5%)	6mo	$190,000	$152	53
2608 Lindell Ave	0.56mi	3/2.0	1,160 (-12%)	7mo	$199,900	$172	48
425 N Garfield St	0.67mi	3/2.0	1,120 (-15%)	4mo	$179,000	$160	41

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: 23.1%
• Equity multiple: 2.88×
• Total profit: $99,455
• Equity at exit: $170,266

10-year hold

• IRR: 21.4%
• Equity multiple: 6.86×
• Total profit: $310,117
• Equity at exit: $367,185

Cash invested: $52,920 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$991
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-129

Break-even live

Break-even rent $1,786

Max offer price $166,168

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.20mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.22mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.39mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.44mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.46mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.57mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	0.75mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	0.81mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	0.81mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	0.84mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	0.94mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.94mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.97mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.04mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	1.05mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	1.08mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	44d	1	1.21mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	1.23mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.25mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	1.39mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.43mi

Listing history 11 events

1. 2026-06-03
   status $189,000 Pending 49 DOM
2. 2026-06-02
   days on market $189,000 Active 49 DOM
3. 2026-06-01
   days on market $189,000 Active 48 DOM
4. 2026-05-31
   days on market $189,000 Active 47 DOM
5. 2026-05-30
   days on market $189,000 Active 46 DOM
6. 2026-04-14
   listed $198,000 Active 435-char remark

   Show marketing remark (435 chars)

   Do not miss this adorable updated home situated on a corner lot, and includes a GAS cook top! This would make a fantastic starter home or a great place to downsize. Home was remodeled in 2023, which included new HVAC (inside and out), water heater, laminate flooring and paint throughout. There will be a new metal roof and new oven installed in the next couple of weeks, and seller is going to properly vent dryer in the laundry room.

7. 2023-03-30
   soldstatus
8. 2023-03-29
   soldstatus Closed 248-char remark

   Show marketing remark (248 chars)

   Are you looking for a new home feel without the new home Price? Come see this corner lot beauty. New HVAC inside and out, water heater, flooring, GAS cooktop and fresh paint throughout. You aren't going to want to miss your chance to see this one!

9. 2023-03-01
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Are you looking for a new home feel without the new home Price? Come see this corner lot beauty. New HVAC inside and out, water heater, flooring, GAS cooktop and fresh paint throughout. You aren't going to want to miss your chance to see this one!

10. 2023-02-10
    listed $169,900 Active 248-char remark

    Show marketing remark (248 chars)

    Are you looking for a new home feel without the new home Price? Come see this corner lot beauty. New HVAC inside and out, water heater, flooring, GAS cooktop and fresh paint throughout. You aren't going to want to miss your chance to see this one!

11. 2020-10-07
    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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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 14% 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: $19,467
• − Mortgage interest: −$10,587
• − Property taxes: −$4,091
• − Insurance: −$945
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,498
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-406/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

+16.5% since first listed

6 events — show timeline

• 2026-04-14 Listed $198,000 SAAR TX
• 2023-03-30 Sold (Public Records) — Public Records
• 2023-03-29 Sold (MLS) — SAAR TX
• 2023-03-01 Pending — SAAR TX
• 2023-02-10 Listed $169,900 SAAR TX
• 2020-10-07 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,091 · +23.5% YoY. Source: county tax records.