2024 North St · San Angelo, TX 76901

$135,000

4 bd · 2.5 ba · 1,806 sqft · SingleFamily public records · 137 Days on market

Built 1927 7,143 sqft lot $75/sqft · 25% below area Est $181k · 25% under

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Why this score? — see what drove the B+ 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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +7.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

4br/1.5ba 2 story brick home with hardwood floors, this would be a good for investment property, there is a lot next door that is part of this property, but there is only one water meter for the lot and the house. There is a large workshop in the back . This listing will be sold AS IS !

Key facts

• Large workshop
• Hardwood floors
• 7,143 sq ft lot

Tags

• HARDWOOD FLOORS
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 31% 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $55k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.35% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

• ARV (median comp): $180,619
• List price: $135,000
• Delta: -25.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 N St St	0.19mi	4/2.0	1,844 (+2%)	11mo	$255,000	$138	76
2229 Waco St	0.28mi	3/1.0 (-1)	1,781 (-1%)	10mo	$189,900	$107	66
2301 Webster St	0.27mi	3/2.0 (-1)	1,668 (-8%)	4mo	$235,000	$141	64
2344 Abilene St	0.34mi	3/2.0 (-1)	1,681 (-7%)	5mo	$215,000	$128	61
2309 Houston St	0.37mi	4/2.0	1,688 (-6%)	11mo	$100,000	$59	61
1901 Walnut St	0.22mi	3/4.0 (-1)	1,614 (-11%)	4mo	$229,500	$142	58
409 N Pierce St	0.50mi	3/2.0 (-1)	1,950 (+8%)	2mo	$225,000	$115	54
718 N Adams Ave	0.70mi	4/2.0	1,729 (-4%)	11mo	$149,900	$87	49
2205 Stanton St	0.70mi	3/2.0 (-1)	1,749 (-3%)	9mo	$104,900	$60	47
310 N Van Buren St	0.59mi	3/1.5 (-1)	1,621 (-10%)	8mo	$169,900	$105	40
1016 N Adams Ave	0.66mi	3/2.0 (-1)	1,594 (-12%)	4mo	$199,000	$125	40
1723 Junius St	0.46mi	3/2.0 (-1)	1,553 (-14%)	10mo	$230,000	$148	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: 32.2%
• Equity multiple: 3.56×
• Total profit: $96,648
• Equity at exit: $121,619

10-year hold

• IRR: 28.9%
• Equity multiple: 8.48×
• Total profit: $282,895
• Equity at exit: $262,275

Cash invested: $37,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$708
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $278

Break-even live

Break-even rent $1,469

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	0.12mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	0.33mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	0.41mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	0.47mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	0.58mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	21d	1	0.62mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	0.76mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	0.77mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	43d	1	0.93mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.05mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	43d	1	1.13mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 137 DOM
2. 2026-06-18
   days on market $135,000 Active 136 DOM
3. 2026-06-17
   days on market $135,000 Active 135 DOM
4. 2026-06-16
   days on market $135,000 Active 134 DOM
5. 2026-06-15
   pricedays on market $135,000 Active 133 DOM
6. 2026-06-14
   days on market $175,000 Active 131 DOM
7. 2026-06-13
   days on market $175,000 Active 130 DOM
8. 2026-06-10
   days on market $175,000 Active 128 DOM
9. 2026-06-09
   days on market $175,000 Active 127 DOM
10. 2026-06-08
    days on market $175,000 Active 126 DOM
11. 2026-06-07
    days on market $175,000 Active 125 DOM
12. 2026-06-02
    days on market $175,000 Active 120 DOM
13. 2026-06-01
    days on market $175,000 Active 119 DOM
14. 2026-05-31
    days on market $175,000 Active 118 DOM
15. 2026-05-30
    days on market $175,000 Active 117 DOM
16. 2026-04-15
    price $175,000 287-char remark

    Show marketing remark (287 chars)

    4br/1.5ba 2 story brick home with hardwood floors, this would be a good for investment property, there is a lot next door that is part of this property, but there is only one water meter for the lot and the house. There is a large workshop in the back . This listing will be sold AS IS !

17. 2026-02-02
    listed $190,000 Active 287-char remark

    Show marketing remark (287 chars)

    4br/1.5ba 2 story brick home with hardwood floors, this would be a good for investment property, there is a lot next door that is part of this property, but there is only one water meter for the lot and the house. There is a large workshop in the back . This listing will be sold AS IS !

18. 2012-08-01
    soldstatus 190-char remark

    Show marketing remark (190 chars)

    Looking for a 5 bedroom family home on an extra lot? This is it. .. Recently replaced carpet, hardwood floors, and a shop for the man of the house. Lots of sqare footage. .. Priced to sell.

19. 2012-06-18
    listed $81,000 190-char remark

    Show marketing remark (190 chars)

    Looking for a 5 bedroom family home on an extra lot? This is it. .. Recently replaced carpet, hardwood floors, and a shop for the man of the house. Lots of sqare footage. .. Priced to sell.

ⓘ 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: $4,754 · $396/mo
• Projected year-2 tax: $4,754 · $396/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,853
• − Mortgage interest: −$7,562
• − Property taxes: −$4,754
• − Insurance: −$675
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$3,927
• Taxable income: $1,437
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,994/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

+116.0% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $175,000 SAAR TX
• 2026-02-02 Listed $190,000 SAAR TX
• 2012-08-01 Sold (MLS) — SAAR TX
• 2012-06-18 Listed $81,000 SAAR TX

Property tax history

+8.3%/yr

Latest (2025): $4,754 · +14.5% YoY. Source: county tax records.