1905 N Van Buren St · San Angelo, TX 76901

$189,900

3 bd · 2.0 ba · 2,190 sqft · SingleFamily public records · 64 Days on market

Built 1968 0.25 ac lot $87/sqft · 10% below area Est $212k · 10% under

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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).

• ARV discount +12.2/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Movie nights just got an upgrade! This 3 bedroom, 2 bathroom home features its very own movie room, a formal dining area for hosting, and a spacious primary suite you'll love coming home to. With plenty of room to live, relax, and entertain—this one checks all the boxes! Call Today for a showing.

Key facts

• Movie room
• Formal dining area
• 0.25 acre lot

Tags

• MOVIE ROOM
• FORMAL DINING AREA
• SPACIOUS PRIMARY SUITE

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 $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (2.8% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% 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 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% 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 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.97% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (median comp): $211,995
• List price: $189,900
• Delta: -10.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Stanton St	0.62mi	3/1.0	2,016 (-8%)	19mo	$198,000	$98	38

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: 24.6%
• Equity multiple: 2.99×
• Total profit: $105,889
• Equity at exit: $171,077

10-year hold

• IRR: 22.6%
• Equity multiple: 7.14×
• Total profit: $326,506
• Equity at exit: $368,934

Cash invested: $53,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$430 /mo · $5,154/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-47

Break-even live

Break-even rent $1,904

Max offer price $181,618

Occupancy floor 98%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	43d	1	0.57mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	20d	1	1.01mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	20d	1	1.18mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	43d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $189,900 Active 64 DOM
2. 2026-06-18
   days on market $189,900 Active 63 DOM
3. 2026-06-17
   days on market $189,900 Active 62 DOM
4. 2026-06-16
   days on market $189,900 Active 61 DOM
5. 2026-06-15
   days on market $189,900 Active 60 DOM
6. 2026-06-14
   days on market $189,900 Active 58 DOM
7. 2026-06-13
   pricedays on market $189,900 Active 57 DOM
8. 2026-06-10
   days on market $199,000 Active 55 DOM
9. 2026-06-09
   days on market $199,000 Active 54 DOM
10. 2026-06-08
    days on market $199,000 Active 53 DOM
11. 2026-06-07
    days on market $199,000 Active 52 DOM
12. 2026-06-02
    days on market $199,000 Active 47 DOM
13. 2026-06-01
    days on market $199,000 Active 46 DOM
14. 2026-05-31
    days on market $199,000 Active 45 DOM
15. 2026-05-30
    days on market $199,000 Active 44 DOM
16. 2026-05-18
    price $199,000 303-char remark

    Show marketing remark (303 chars)

    Movie nights just got an upgrade! This 3 bedroom, 2 bathroom home features its very own movie room, a formal dining area for hosting, and a spacious primary suite you'll love coming home to. With plenty of room to live, relax, and entertain—this one checks all the boxes! Call Today for a showing.

17. 2026-04-16
    listed $215,000 Active 303-char remark

    Show marketing remark (303 chars)

    Movie nights just got an upgrade! This 3 bedroom, 2 bathroom home features its very own movie room, a formal dining area for hosting, and a spacious primary suite you'll love coming home to. With plenty of room to live, relax, and entertain—this one checks all the boxes! Call Today for a showing.

18. 2016-11-18
    soldstatus
19. 2016-11-16
    soldstatus 316-char remark

    Show marketing remark (316 chars)

    3 bedroom 2 bath home in River Park Addition. This home has 2 living areas and an enclosed porch that could be used as a game room or extra living area. A large back yard allows for plenty of room for enjoying outdoor activities. At just over $58 per sq/ft this home would allow a person to give it the TLC it needs!

20. 2016-08-05
    listed $127,500 316-char remark

    Show marketing remark (316 chars)

    3 bedroom 2 bath home in River Park Addition. This home has 2 living areas and an enclosed porch that could be used as a game room or extra living area. A large back yard allows for plenty of room for enjoying outdoor activities. At just over $58 per sq/ft this home would allow a person to give it the TLC it needs!

21. 2012-04-18
    soldstatus
22. 2012-04-12
    soldstatus
23. 2012-02-24
    listed $104,000
24. 2011-01-31
    soldstatus
25. 2011-01-28
    soldstatus
26. 2010-09-20
    listed $102,900

ⓘ 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: $5,154 · $430/mo
• Projected year-2 tax: $5,154 · $430/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $22,141
• − Mortgage interest: −$10,637
• − Property taxes: −$5,154
• − Insurance: −$950
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,524
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $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

+93.4% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $199,000 SAAR TX
• 2026-04-16 Listed $215,000 SAAR TX
• 2016-11-18 Sold (Public Records) — Public Records
• 2016-11-16 Sold (MLS) — SAAR TX
• 2016-08-05 Listed $127,500 SAAR TX
• 2012-04-18 Sold (Public Records) — Public Records
• 2012-04-12 Sold (MLS) — SAAR TX
• 2012-02-24 Listed $104,000 SAAR TX
• 2011-01-31 Sold (Public Records) — Public Records
• 2011-01-28 Sold (MLS) — SAAR TX
• 2010-09-20 Listed $102,900 SAAR TX

Property tax history

+5.3%/yr

Latest (2025): $5,154 · +26.0% YoY. Source: county tax records.