9570 Other · San Angelo, TX 76901

$189,999

4 bd · 1.5 ba · 1,836 sqft · SingleFamily · 269 Days on market

Built 1971 Good condition 0.52 ac lot $103/sqft · 14% above area Est $166k · 14% over ↓ 12% since listing

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Why this score? — see what drove the C 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 +19.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• ARV discount +1.0/15.0

Listing remarks MLS

Check out this unique amazing 4 bed 1.5 bathroom home with plenty of land to do waht ya want. whether you're looking for space to spread out, park equipment, start a project , or just enjoy some room to breathe - this property has the potential!

Key facts

• Plenty of land
• 0.52 acre lot
• Built 1971

Tags

• PLENTY OF LAND
• NEXT TO GRAPE CREEK ELEMENTARY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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-, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 269 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $166,091
• List price: $189,999
• Delta: 14.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4128 Wildebeest Way	0.00mi	4/2.5	2,066 (+12%)	1mo	$435,926	$211	74
420 N Malone St	0.75mi	4/2.0	1,832 (-0%)	8mo	$49,000	$27	56
410 W Ave C	0.67mi	3/2.0 (-1)	1,792 (-2%)	8mo	$260,000	$145	51
124 Bird St	0.55mi	4/2.0	2,038 (+11%)	6mo	$80,000	$39	49
12 W 8th St	0.57mi	3/2.0 (-1)	1,584 (-14%)	16mo	$192,500	$122	30

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: 28.7%
• Equity multiple: 3.29×
• Total profit: $121,932
• Equity at exit: $171,166

10-year hold

• IRR: 25.8%
• Equity multiple: 7.80×
• Total profit: $361,498
• Equity at exit: $369,126

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: 331
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $203

Break-even live

Break-even rent $1,662

Max offer price $189,999

Occupancy floor 84%

Sensitivity live

Price	-10% $334	-5% $268	+0% $203	+5% $137	+10% $71
Rent	-10% $51	-5% $127	+0% $203	+5% $278	+10% $354
Rate	-1.0pp $298	-0.5pp $251	base $203	+0.5pp $153	+1.0pp $103

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Spencer St San Angelo, TX	4.0	2.0	1948	$1,995	$1.02	22d	1	1.14mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	22d	1	1.16mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	22d	1	1.22mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.22mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	22d	1	1.31mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	22d	1	1.39mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $189,999 Active 269 DOM
2. 2026-06-18
   days on market $189,999 Active 268 DOM
3. 2026-06-17
   days on market $189,999 Active 267 DOM
4. 2026-06-16
   days on market $189,999 Active 266 DOM
5. 2026-06-15
   days on market $189,999 Active 265 DOM
6. 2026-06-14
   days on market $189,999 Active 263 DOM
7. 2026-06-13
   days on market $189,999 Active 262 DOM
8. 2026-06-10
   days on market $189,999 Active 260 DOM
9. 2026-06-09
   days on market $189,999 Active 259 DOM
10. 2026-06-08
    days on market $189,999 Active 258 DOM
11. 2026-06-07
    days on market $189,999 Active 257 DOM
12. 2026-06-02
    days on market $189,999 Active 252 DOM
13. 2026-06-01
    days on market $189,999 Active 251 DOM
14. 2026-05-31
    days on market $189,999 Active 250 DOM
15. 2026-05-30
    days on market $189,999 Active 249 DOM
16. 2026-03-02
    price $189,999 245-char remark

    Show marketing remark (245 chars)

    Check out this unique amazing 4 bed 1.5 bathroom home with plenty of land to do waht ya want. whether you're looking for space to spread out, park equipment, start a project , or just enjoy some room to breathe - this property has the potential!

17. 2025-09-24
    listed $214,999 Active 245-char remark

    Show marketing remark (245 chars)

    Check out this unique amazing 4 bed 1.5 bathroom home with plenty of land to do waht ya want. whether you're looking for space to spread out, park equipment, start a project , or just enjoy some room to breathe - this property has the potential!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,024
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,527
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,583/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 4-bedroom, 1.5-bathroom home is in good condition with modern updates and ample land for various uses. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and rental value
• Both install new windows — increases energy efficiency and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both install new windows — increases energy efficiency and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.6% since first listed

2 events — show timeline

• 2026-03-02 Price Changed $189,999 ODMLS
• 2025-09-24 Listed $214,999 ODMLS