311 S Jackson St · San Angelo, TX 76901

$149,000

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 152 Days on market

Built 1936 8,973 sqft lot $104/sqft · 20% below area Est $186k · 20% 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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• 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

Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

Key facts

• Great natural light
• Front porch
• Spacious kitchen

Tags

• FRONT PORCH
• OPEN LIVING AREA
• SPACIOUS KITCHEN
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 21 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).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 11586% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1936 — 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: 1.08% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $186,276
• List price: $149,000
• Delta: -20.01%
• 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
311 S Jackson St	0.00mi	3/1.0	1,426 (0%)	1mo	$149,000	$104	99
1855 W Concho Ave	0.13mi	3/2.0	1,416 (-1%)	4mo	$249,500	$176	85
301 S Monroe St	0.07mi	2/2.0 (-1)	1,440 (+1%)	5mo	$169,000	$117	82
1920 W Avenue J	0.34mi	3/2.0	1,404 (-2%)	1mo	$205,000	$146	77
121 S Tyler St	0.25mi	3/1.0	1,303 (-9%)	0mo	$189,900	$146	74
302 N Madison St	0.49mi	3/2.0	1,459 (+2%)	2mo	$149,900	$103	68
2013 Conchita Ave	0.33mi	3/4.0	1,404 (-2%)	3mo	$234,500	$167	67
1951 W Twohig Ave	0.23mi	2/2.0 (-1)	1,292 (-9%)	4mo	$190,000	$147	62
915 Guadalupe St	0.72mi	3/1.5	1,400 (-2%)	1mo	$169,999	$121	61
1405 Kenwood Dr	0.72mi	3/2.0	1,449 (+2%)	1mo	$315,000	$217	59
2409 W Ave L	0.67mi	2/1.5 (-1)	1,367 (-4%)	2mo	$215,000	$157	53
1520 S Harrison St	0.47mi	3/2.0	1,224 (-14%)	3mo	$130,000	$106	48

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: 29.5%
• Equity multiple: 3.35×
• Total profit: $98,111
• Equity at exit: $134,231

10-year hold

• IRR: 26.5%
• Equity multiple: 7.95×
• Total profit: $289,903
• Equity at exit: $289,474

Cash invested: $41,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$781
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $193

Break-even live

Break-even rent $1,368

Max offer price $149,000

Occupancy floor 83%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	0.48mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.57mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	43d	1	0.69mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	0.72mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	43d	1	0.76mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	0.76mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	0.88mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	0.88mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	43d	1	0.92mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	1.04mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	1.10mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.13mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	1.14mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	1.21mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	1.35mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	1.36mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	1.37mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	1.39mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.42mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	43d	1	1.45mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	21d	1	1.46mi

Listing history 15 events

1. 2026-05-16
   status Pending 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

2. 2026-05-14
   historical $1,300
3. 2026-05-06
   price $1,300
4. 2026-04-02
   price $149,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

5. 2026-03-18
   price $152,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

6. 2026-03-17
   price $159,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

7. 2026-03-17
   price $152,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

8. 2026-02-19
   listed $1,275
9. 2026-02-06
   price $159,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

10. 2025-12-15
    listed $165,000 Active 630-char remark

    Show marketing remark (630 chars)

    Welcome to this adorable 3 bedroom, 1 bath home in the heart of Angelo Heights! From the moment you arrive, you'll be drawn to the charming front porch, which is perfect for morning coffee or winding down in the evenings. Inside, the large open living area and spacious kitchen create an inviting space ideal for entertaining, family gatherings, or cozy nights at home. This home offers a fantastic layout, great natural light, and endless potential to make it your own. Whether you're a first-time buyer, downsizing, or looking for a great investment, this one checks all the boxes. Don't miss your chance to own a charming home!

11. 2022-08-04
    soldstatus Closed 230-char remark

    Show marketing remark (230 chars)

    This cute 3 bedroom 1 bath home is located in Angelo Heights! With a large open living area and spacious kitchen that could be great for hosting, you also could enjoy your front porch on a nice evening or morning with some coffee.

12. 2022-08-04
    listed $112,800 Active 230-char remark

    Show marketing remark (230 chars)

    This cute 3 bedroom 1 bath home is located in Angelo Heights! With a large open living area and spacious kitchen that could be great for hosting, you also could enjoy your front porch on a nice evening or morning with some coffee.

13. 2022-07-18
    soldstatus
14. 2022-06-01
    soldstatus
15. 2021-12-08
    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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $19,344
• − Mortgage interest: −$8,346
• − Property taxes: −$2,849
• − Insurance: −$745
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,335
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,318/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

-98.8% since first listed

15 events — show timeline

• 2026-05-16 Pending — SAAR TX
• 2026-05-14 Rental Removed $1,300 BUILDIUM
• 2026-05-06 Price Changed $1,300 BUILDIUM
• 2026-04-02 Price Changed $149,000 SAAR TX
• 2026-03-18 Price Changed $152,000 SAAR TX
• 2026-03-17 Price Changed $159,000 SAAR TX
• 2026-03-17 Price Changed $152,000 SAAR TX
• 2026-02-19 Listed for Rent $1,275 BUILDIUM
• 2026-02-06 Price Changed $159,000 SAAR TX
• 2025-12-15 Listed $165,000 SAAR TX
• 2022-08-04 Listed $112,800 SAAR TX
• 2022-08-04 Sold (MLS) — SAAR TX
• 2022-07-18 Sold (Public Records) — Public Records
• 2022-06-01 Sold (Public Records) — Public Records
• 2021-12-08 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,849 · +15.7% YoY. Source: county tax records.