206 N Van Buren St · San Angelo, TX 76901

$167,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 65 Days on market

Built 1939 6,098 sqft lot Est $146k · 15% 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 +8.8/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +0.9/15.0

Listing remarks MLS

PRICE IMPROVEMENT! You must see this beautifully remodeled two-bedroom, one-bath home that offers over 1,000 sq. ft. of inviting living space. Recent updates include a new roof, energy efficient windows and an updated electrical system for worry-free living. Real wood flooring flows throughout, adding warmth and character to every room. The property is equipped with energy efficient mini-splits in the living room and both bedrooms, providing year-round comfort. The exterior features updated vinyl siding and thoughtfully landscaped grounds filled with native West Texas plants, enhancing curb appeal and showcasing owner pride. This home is move-in ready, blending modern upgrades with timeless charm - an ideal choice for any buyer! Call today for your private showing!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (19.1% below list).
• Recommended offer: $135k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $18k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,474 (19.1% 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 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — 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: 0.81% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Van Buren St	0.00mi	2/1.0	1,008 (0%)	1mo	$167,500	$166	99
2019 Freeland Ave	0.35mi	2/1.0	1,008 (0%)	5mo	$127,500	$126	80
215 Westland St	0.40mi	2/1.0	971 (-4%)	1mo	$124,900	$129	74
312 N Milton St	0.09mi	2/2.0	1,080 (+7%)	6mo	$165,000	$153	74
1825 N St St	0.59mi	2/1.0	940 (-7%)	5mo	$100,000	$106	57
909 N Bishop St	0.57mi	2/1.0	1,096 (+9%)	5mo	$63,500	$58	54
1024 N Bishop St	0.68mi	3/1.0 (+1)	1,070 (+6%)	1mo	$135,000	$126	52
2005 Bailey St	0.54mi	2/2.0	1,104 (+10%)	4mo	$129,000	$117	52
2414 Chestnut St	0.63mi	2/1.0	910 (-10%)	4mo	$142,000	$156	51
2105 Coleman St	0.63mi	3/1.0 (+1)	1,105 (+10%)	2mo	$160,000	$145	48
2403 Freeland Ave	0.61mi	2/2.0	1,120 (+11%)	2mo	$179,900	$161	47
2319 Colorado St	0.63mi	3/2.0 (+1)	1,109 (+10%)	4mo	$205,000	$185	42

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: 22.6%
• Equity multiple: 2.84×
• Total profit: $86,324
• Equity at exit: $150,897

10-year hold

• IRR: 21.0%
• Equity multiple: 6.76×
• Total profit: $270,115
• Equity at exit: $325,416

Cash invested: $46,900 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$878
• Tax from tax record: −$261 /mo · $3,132/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-139

Break-even live

Break-even rent $1,531

Max offer price $142,961

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-92	+0% $-139	+5% $-186	+10% $-234
Rent	-10% $-246	-5% $-192	+0% $-139	+5% $-85	+10% $-32
Rate	-1.0pp $-55	-0.5pp $-96	base $-139	+0.5pp $-182	+1.0pp $-226

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	23d	1	0.04mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.30mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.36mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.51mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.61mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.64mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	45d	1	0.65mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	0.65mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	0.65mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.73mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.77mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	23d	1	0.94mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	0.94mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	1.02mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.05mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.08mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.11mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	23d	1	1.12mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	1.17mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	23d	1	1.18mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	23d	1	1.21mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	45d	1	1.24mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	45d	1	1.26mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.26mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.26mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.28mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	1.35mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	22d	1	1.35mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	1.38mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.48mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.49mi

Listing history 16 events

1. 2026-04-04
   status Pending
2. 2026-01-28
   listed $167,500 Active
3. 2025-11-12
   price $167,500
4. 2025-10-27
   price $169,500
5. 2025-03-10
   soldstatus
6. 2025-03-06
   soldstatus Closed 777-char remark

   Show marketing remark (777 chars)

   PRICE IMPROVEMENT! You must see this beautifully remodeled two-bedroom, one-bath home that offers over 1,000 sq. ft. of inviting living space. Recent updates include a new roof, energy efficient windows and an updated electrical system for worry-free living. Real wood flooring flows throughout, adding warmth and character to every room. The property is equipped with energy efficient mini-splits in the living room and both bedrooms, providing year-round comfort. The exterior features updated vinyl siding and thoughtfully landscaped grounds filled with native West Texas plants, enhancing curb appeal and showcasing owner pride. This home is move-in ready, blending modern upgrades with timeless charm - an ideal choice for any buyer! Call today for your private showing!

7. 2025-02-25
   status Pending 777-char remark

   Show marketing remark (777 chars)

   PRICE IMPROVEMENT! You must see this beautifully remodeled two-bedroom, one-bath home that offers over 1,000 sq. ft. of inviting living space. Recent updates include a new roof, energy efficient windows and an updated electrical system for worry-free living. Real wood flooring flows throughout, adding warmth and character to every room. The property is equipped with energy efficient mini-splits in the living room and both bedrooms, providing year-round comfort. The exterior features updated vinyl siding and thoughtfully landscaped grounds filled with native West Texas plants, enhancing curb appeal and showcasing owner pride. This home is move-in ready, blending modern upgrades with timeless charm - an ideal choice for any buyer! Call today for your private showing!

8. 2025-02-02
   price $175,000 777-char remark

   Show marketing remark (777 chars)

   PRICE IMPROVEMENT! You must see this beautifully remodeled two-bedroom, one-bath home that offers over 1,000 sq. ft. of inviting living space. Recent updates include a new roof, energy efficient windows and an updated electrical system for worry-free living. Real wood flooring flows throughout, adding warmth and character to every room. The property is equipped with energy efficient mini-splits in the living room and both bedrooms, providing year-round comfort. The exterior features updated vinyl siding and thoughtfully landscaped grounds filled with native West Texas plants, enhancing curb appeal and showcasing owner pride. This home is move-in ready, blending modern upgrades with timeless charm - an ideal choice for any buyer! Call today for your private showing!

9. 2025-01-03
   listed $180,000 Active 777-char remark

   Show marketing remark (777 chars)

   PRICE IMPROVEMENT! You must see this beautifully remodeled two-bedroom, one-bath home that offers over 1,000 sq. ft. of inviting living space. Recent updates include a new roof, energy efficient windows and an updated electrical system for worry-free living. Real wood flooring flows throughout, adding warmth and character to every room. The property is equipped with energy efficient mini-splits in the living room and both bedrooms, providing year-round comfort. The exterior features updated vinyl siding and thoughtfully landscaped grounds filled with native West Texas plants, enhancing curb appeal and showcasing owner pride. This home is move-in ready, blending modern upgrades with timeless charm - an ideal choice for any buyer! Call today for your private showing!

10. 2024-11-18
    status Active
11. 2024-10-22
    listed $185,000 Active
12. 2024-07-09
    listed $194,000 Active
13. 2024-05-18
    listed $194,000 Active
14. 2014-12-12
    soldstatus
15. 2014-12-10
    soldstatus
16. 2014-09-30
    listed $60,000

ⓘ 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: $3,132 · $261/mo
• Projected year-2 tax: $3,132 · $261/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $16,257
• − Mortgage interest: −$9,383
• − Property taxes: −$3,132
• − Insurance: −$838
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,873
• Taxable loss: −$4,569
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $-570/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

+179.2% since first listed

16 events — show timeline

• 2026-04-04 Pending — SAAR TX
• 2026-01-28 Listed $167,500 SAAR TX
• 2025-11-12 Price Changed $167,500 SAAR TX
• 2025-10-27 Price Changed $169,500 SAAR TX
• 2025-03-10 Sold (Public Records) — Public Records
• 2025-03-06 Sold (MLS) — SAAR TX
• 2025-02-25 Pending — SAAR TX
• 2025-02-02 Price Changed $175,000 SAAR TX
• 2025-01-03 Listed $180,000 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-10-22 Listed $185,000 SAAR TX
• 2024-07-09 Listed $194,000 SAAR TX
• 2024-05-18 Listed $194,000 SAAR TX
• 2014-12-12 Sold (Public Records) — Public Records
• 2014-12-10 Sold (MLS) — SAAR TX
• 2014-09-30 Listed $60,000 SAAR TX

Property tax history

+9.9%/yr

Latest (2025): $3,132 · +23.9% YoY. Source: county tax records.