3613 Robin Hood Trl · San Angelo, TX 76901

$190,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 227 Days on market

Built 1965 7,143 sqft lot $127/sqft · 7% above area Est $177k · 7% 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).

• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• ARV discount +4.2/15.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Sale — Charming 3-Bedroom Home in a Quiet Neighborhood! Welcome home! This beautifully maintained 3-bedroom, 2-bath house offers 1,493 sq. ft. of comfortable living space in a peaceful family-friendly neighborhood. Features include: Updated wood flooring throughout main living areas, cozy carpeted bedrooms for added comfort, newly installed bathroom sink. Whether you're a first-time buyer or looking to upgrade, this home blends modern updates with everyday comfort. ?? Quiet neighborhood | ?? 3 Bed | ?? 2 Bath | ?? 1,493 Sq. Ft. ?? Contact me today to schedule a private showing or learn more!

Key facts

• Quiet neighborhood
• 7,143 sq ft lot
• Garage

Tags

• UPDATED WOOD FLOORING
• NEWLY INSTALLED BATHROOM SINK
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (12.3% below list).
• Recommended offer: $167k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $166,556 (12.3% 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 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 9.5

CMA / ARV

• ARV (median comp): $176,967
• List price: $190,000
• Delta: 7.36%
• 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
237 Westwood Dr	0.17mi	3/2.0	1,566 (+5%)	2mo	$259,900	$166	83
242 Amistad Rd	0.33mi	3/2.0	1,531 (+2%)	2mo	$237,000	$155	79
286 Mockingbird Ln	0.23mi	3/2.0	1,420 (-5%)	3mo	$245,000	$173	79
271 Amistad Rd	0.37mi	3/2.0	1,446 (-3%)	1mo	$239,250	$165	76
3609 Clare Dr	0.33mi	4/2.0 (+1)	1,428 (-4%)	2mo	$240,000	$168	71
3530 Old Post Rd	0.65mi	3/2.0	1,441 (-4%)	3mo	$247,500	$172	61
3301 Oxford Dr	0.50mi	4/4.0 (+1)	1,430 (-4%)	2mo	$195,000	$136	55
3658 Old Post Cir	0.61mi	3/2.0	1,618 (+8%)	3mo	$260,000	$161	55
3613 Old Post Rd	0.64mi	3/2.0	1,330 (-11%)	1mo	$215,000	$162	51
3850 Old Post Rd	0.56mi	3/2.0	1,706 (+14%)	1mo	$285,000	$167	50
3621 Old Post Ct	0.67mi	3/4.0	1,658 (+11%)	3mo	$246,000	$148	40
3805 Sandstone Rd	0.74mi	4/3.0 (+1)	1,648 (+10%)	1mo	$269,900	$164	39

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: 23.5%
• Equity multiple: 2.90×
• Total profit: $101,330
• Equity at exit: $171,167

10-year hold

• IRR: 21.7%
• Equity multiple: 6.92×
• Total profit: $314,989
• Equity at exit: $369,128

Cash invested: $53,200 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 334
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$996
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-110

Break-even live

Break-even rent $1,805

Max offer price $170,496

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-57	+0% $-110	+5% $-164	+10% $-218
Rent	-10% $-242	-5% $-176	+0% $-110	+5% $-45	+10% $21
Rate	-1.0pp $-15	-0.5pp $-62	base $-110	+0.5pp $-160	+1.0pp $-210

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.27mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	23d	1	0.30mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.41mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	0.41mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	23d	1	0.50mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	0.55mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	0.57mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	0.70mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.78mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	0.95mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	45d	1	0.96mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.00mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	23d	4	1.03mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.05mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	1.06mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	1.13mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.13mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	1.14mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	1.23mi
5706 Stratford Ct San Angelo, TX	4.0	2.0	1742	$2,800	$1.61	45d	1	1.27mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.28mi
3410 Wildewood Dr San Angelo, TX	1.0–2.0	1.0–2.0	882	$975	$1.10	23d	2	1.41mi
707 Wicklow Ct San Angelo, TX	3.0	2.0	1576	$2,000	$1.27	45d	1	1.45mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.48mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $190,000 Pending 227 DOM
2. 2026-06-02
   days on market $190,000 Active 225 DOM
3. 2026-06-01
   days on market $190,000 Active 224 DOM
4. 2026-05-31
   days on market $190,000 Active 223 DOM
5. 2026-05-30
   days on market $190,000 Active 222 DOM
6. 2025-12-22
   price $190,000 609-char remark

   Show marketing remark (609 chars)

   For Sale — Charming 3-Bedroom Home in a Quiet Neighborhood! Welcome home! This beautifully maintained 3-bedroom, 2-bath house offers 1,493 sq. ft. of comfortable living space in a peaceful family-friendly neighborhood. Features include: Updated wood flooring throughout main living areas, cozy carpeted bedrooms for added comfort, newly installed bathroom sink. Whether you're a first-time buyer or looking to upgrade, this home blends modern updates with everyday comfort. ?? Quiet neighborhood | ?? 3 Bed | ?? 2 Bath | ?? 1,493 Sq. Ft. ?? Contact me today to schedule a private showing or learn more!

7. 2025-10-20
   listed $200,000 Active 609-char remark

   Show marketing remark (609 chars)

   For Sale — Charming 3-Bedroom Home in a Quiet Neighborhood! Welcome home! This beautifully maintained 3-bedroom, 2-bath house offers 1,493 sq. ft. of comfortable living space in a peaceful family-friendly neighborhood. Features include: Updated wood flooring throughout main living areas, cozy carpeted bedrooms for added comfort, newly installed bathroom sink. Whether you're a first-time buyer or looking to upgrade, this home blends modern updates with everyday comfort. ?? Quiet neighborhood | ?? 3 Bed | ?? 2 Bath | ?? 1,493 Sq. Ft. ?? Contact me today to schedule a private showing or learn more!

8. 2008-02-01
   soldstatus
9. 2008-01-31
   soldstatus 395-char remark

   Show marketing remark (395 chars)

   PC811 New carpet in bedrooms, new exterior/interior paint, recently replaced HVAC and water heater. New dishwasher and oven range. Masterguard fire protection equipment was just serviced. Buyer will want to ask for info on this product. Updated laminate flooring in living and dining area. Large storage building in back yard. Centrally located. Convenient to shopping and schools. See it today!

10. 2007-10-16
    listed $94,500 395-char remark

    Show marketing remark (395 chars)

    PC811 New carpet in bedrooms, new exterior/interior paint, recently replaced HVAC and water heater. New dishwasher and oven range. Masterguard fire protection equipment was just serviced. Buyer will want to ask for info on this product. Updated laminate flooring in living and dining area. Large storage building in back yard. Centrally located. Convenient to shopping and schools. See it today!

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,987
• − Mortgage interest: −$10,643
• − Property taxes: −$4,208
• − Insurance: −$950
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,527
• Taxable loss: −$4,539
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $-235/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

+101.1% since first listed

5 events — show timeline

• 2025-12-22 Price Changed $190,000 SAAR TX
• 2025-10-20 Listed $200,000 SAAR TX
• 2008-02-01 Sold (Public Records) — Public Records
• 2008-01-31 Sold (MLS) — SAAR TX
• 2007-10-16 Listed $94,500 SAAR TX

Property tax history

+5.3%/yr

Latest (2025): $4,208 · +26.0% YoY. Source: county tax records.