419 N Pope St · San Angelo, TX 76903

$65,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 65 Days on market

Built 1930 5,706 sqft lot $70/sqft · 44% below area Est $116k · 44% under ↓ 29% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Bring Offers! 2 Bedroom 1 Bath home close to schools, medical facilities, shopping, and Goodfellow AFB. Would make a good starter home or investment property. Homes just needs some TLC. Home to be sold 'AS IS'.

Key facts

• Close to schools
• Close to shopping
• 5,706 sq ft lot

Tags

• CLOSE TO SCHOOLS
• CLOSE TO MEDICAL FACILITIES
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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-, 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1930 — 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.83% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 4.6

CMA / ARV

• ARV (median comp): $116,403
• List price: $65,000
• Delta: -44.16%
• 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
419 N Pope St	0.00mi	2/1.0	932 (0%)	1mo	$65,000	$70	99
424 N Pope St	0.03mi	2/1.0	938 (+1%)	4mo	$25,000	$27	94
616 Koberlin St	0.25mi	2/1.0	900 (-3%)	2mo	$119,900	$133	81
618 Pulliam St	0.12mi	2/1.0	1,064 (+14%)	2mo	$99,000	$93	69
522 Ellis St	0.30mi	3/1.0 (+1)	960 (+3%)	11mo	$115,000	$120	67
812 E Harris Ave	0.42mi	2/1.0	852 (-9%)	6mo	$127,500	$150	61
121 N Buchanan St	0.38mi	3/2.0 (+1)	1,008 (+8%)	3mo	$55,000	$55	57
1403 Coke St	0.74mi	2/1.0	928 (-0%)	13mo	$90,000	$97	53
1402 Spaulding St	0.52mi	3/1.0 (+1)	871 (-6%)	8mo	$39,900	$46	53
1214 Preusser St	0.48mi	3/1.0 (+1)	1,048 (+12%)	2mo	$66,000	$63	50
1318 E Harris Ave	0.62mi	2/1.0	1,000 (+7%)	15mo	$110,000	$110	46
1037 N Main St	0.72mi	3/1.0 (+1)	984 (+6%)	8mo	$149,900	$152	46

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: 28.8%
• Equity multiple: 2.28×
• Total profit: $23,376
• Equity at exit: $9,692

10-year hold

• IRR: 39.1%
• Equity multiple: 5.65×
• Total profit: $84,644
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$341
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $433

Break-even live

Break-even rent $639

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	0.64mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	21d	1	0.89mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	21d	1	0.90mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	0.92mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	21d	1	1.01mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	1.04mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	21d	1	1.08mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	43d	1	1.15mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.48mi

Listing history 13 events

1. 2026-05-04
   price $65,000 211-char remark

   Show marketing remark (211 chars)

   Bring Offers! 2 Bedroom 1 Bath home close to schools, medical facilities, shopping, and Goodfellow AFB. Would make a good starter home or investment property. Homes just needs some TLC. Home to be sold 'AS IS'.

2. 2026-03-06
   listed $69,000 Active 211-char remark

   Show marketing remark (211 chars)

   Bring Offers! 2 Bedroom 1 Bath home close to schools, medical facilities, shopping, and Goodfellow AFB. Would make a good starter home or investment property. Homes just needs some TLC. Home to be sold 'AS IS'.

3. 2025-11-04
   price $74,000
4. 2025-09-24
   status Active
5. 2025-07-28
   status Pending
6. 2025-07-09
   price $75,000
7. 2025-06-03
   price $83,900
8. 2025-03-18
   price $84,900
9. 2025-02-18
   listed $92,000 Active
10. 2009-10-29
    soldstatus
11. 2009-10-27
    soldstatus
12. 2008-02-08
    soldstatus
13. 2007-07-05
    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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 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: $14,249
• − Mortgage interest: −$3,641
• − Property taxes: −$1,645
• − Insurance: −$325
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,891
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,124/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

-29.3% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $65,000 SAAR TX
• 2026-03-06 Listed $69,000 SAAR TX
• 2025-11-04 Price Changed $74,000 SAAR TX
• 2025-09-24 Relisted — SAAR TX
• 2025-07-28 Pending — SAAR TX
• 2025-07-09 Price Changed $75,000 SAAR TX
• 2025-06-03 Price Changed $83,900 SAAR TX
• 2025-03-18 Price Changed $84,900 SAAR TX
• 2025-02-18 Listed $92,000 SAAR TX
• 2009-10-29 Sold (Public Records) — Public Records
• 2009-10-27 Sold (Public Records) — Public Records
• 2008-02-08 Sold (Public Records) — Public Records
• 2007-07-05 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,645 · +22.1% YoY. Source: county tax records.