207 W 25th St · San Angelo, TX 76903

$98,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 19 Days on market

Built 1959 7,013 sqft lot $117/sqft · 22% below area Est $126k · 22% 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).

• Cash flow +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bulk Property Package Portfolio features 15 residential properties located throughout San Angelo, TX. The portfolio offers affordable single-family homes ideal for investors seeking rental income, fix-and-flip opportunities, or long-term appreciation in a growing West Texas market. This portfolio Opportunity can also be split into two separate portfolios for investors seeking more targeted acquisitions. Ideal for investors seeking scale and long-term growth in a thriving market. Special Financing Incentive Available to Qualified Investors DO NOT DISTURB ANY TENANTS

Key facts

• Outdoor entertaining
• Large backyard
• Close to shopping

Tags

• LARGE BACKYARD
• OUTDOOR ENTERTAINING
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+8.5%/yr); 227 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,022 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (median comp): $125,880
• List price: $98,500
• Delta: 1121.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 W 25th St	0.15mi	2/1.0	840 (0%)	5mo	$114,000	$136	89
101 W 22nd St	0.24mi	2/1.0	840 (0%)	17mo	$64,000	$76	75
22 W 20th St	0.38mi	2/1.0	856 (+2%)	14mo	$57,650	$67	68
2808 N Farr St	0.26mi	2/1.0	856 (+2%)	21mo	$129,900	$152	67
2103 Brown St	0.46mi	2/1.0	840 (0%)	14mo	$129,999	$155	66
56 E 32nd St	0.72mi	2/1.0	840 (0%)	4mo	$90,000	$107	64
2002 N Oakes St	0.56mi	2/1.0	798 (-5%)	4mo	$40,000	$50	63
15 E 24th St	0.26mi	2/1.5	945 (+12%)	8mo	$130,000	$138	58
724 W 17th St	0.74mi	2/1.0	888 (+6%)	11mo	$95,000	$107	47
326 E 26th St	0.67mi	2/2.0	928 (+10%)	20mo	$145,000	$156	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-720
• Equity at exit: $14,687

10-year hold

• IRR: 14.0%
• Equity multiple: 2.40×
• Total profit: $38,727
• Equity at exit: $8,516

Cash invested: $27,580 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$517
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $144

Break-even live

Break-even rent $952

Max offer price $98,500

Occupancy floor 82%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	20d	1	0.69mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	0.73mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	43d	1	0.74mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	43d	1	0.87mi
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$850	$1.52	20d	1	0.89mi
3310 N Bryant Blvd San Angelo, TX	2.0	1.0	610	$750	$1.23	20d	1	0.98mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	0.98mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.04mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.05mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.06mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.06mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	1.13mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	20d	1	1.17mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.34mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.34mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	43d	1	1.34mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	20d	4	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $98,500 Active 19 DOM
2. 2026-06-18
   days on market $98,500 Active 18 DOM
3. 2026-06-17
   days on market $98,500 Active 17 DOM
4. 2026-06-16
   days on market $98,500 Active 16 DOM
5. 2026-06-15
   days on market $98,500 Active 15 DOM
6. 2026-06-14
   days on market $98,500 Active 13 DOM
7. 2026-06-13
   days on market $98,500 Active 12 DOM
8. 2026-06-10
   days on market $98,500 Active 10 DOM
9. 2026-06-09
   days on market $98,500 Active 9 DOM
10. 2026-06-08
    days on market $98,500 Active 8 DOM
11. 2026-06-07
    days on market $98,500 Active 7 DOM
12. 2026-06-02
    days on market $98,500 Active 2 DOM
13. 2026-06-01
    pricedays on marketlisting id $98,500 Active 1 DOM
14. 2026-05-31
    days on market $1,538,000 Active 75 DOM
15. 2026-05-30
    days on market $1,538,000 Active 74 DOM
16. 2026-03-11
    listed $1,538,000 Active 581-char remark

    Show marketing remark (581 chars)

    This bulk Property Package Portfolio features 15 residential properties located throughout San Angelo, TX. The portfolio offers affordable single-family homes ideal for investors seeking rental income, fix-and-flip opportunities, or long-term appreciation in a growing West Texas market. This portfolio Opportunity can also be split into two separate portfolios for investors seeking more targeted acquisitions. Ideal for investors seeking scale and long-term growth in a thriving market. Special Financing Incentive Available to Qualified Investors DO NOT DISTURB ANY TENANTS

17. 2018-02-26
    soldstatus
18. 2017-01-19
    soldstatus
19. 2006-06-15
    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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 6/10 Major
• 🌡 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: $13,609
• − Mortgage interest: −$5,518
• − Property taxes: −$2,329
• − Insurance: −$492
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,865
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,676/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

4 events — show timeline

• 2026-03-11 Listed $1,538,000 SAAR TX
• 2018-02-26 Sold (Public Records) — Public Records
• 2017-01-19 Sold (Public Records) — Public Records
• 2006-06-15 Sold (Public Records) — Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,329 · +24.3% YoY. Source: county tax records.