2116 Chapman St · San Angelo, TX 76901

$189,000

4 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 16 Days on market

Built 1961 6,621 sqft lot $118/sqft · 33% above area Est $168k · 13% over ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +14.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0

Listing remarks

4 Bedroom, 2 Bathroom, 1894 sq. ft. The HVAC system was completely replaced in 2018 The hot water heater was replaced in 2018 The exterior siding was replaced in 2018 All Windows were replaced with double pane windows in 2018 The metal roof was replaced in 2020 The breaker panel was replaced and brought up to code in 2023 Both bathrooms were completely remodeled with new fixtures (including new shower), counters, appliances, and tile floors in 2023 New gas stove and oven/air fryer installed in 2023 New carpet in 2023 Full interior and exterior paint job in 2023

Key facts

• Bathrooms remodeled
• Hvac system replaced
• Double pane windows

Tags

• HVAC SYSTEM REPLACED
• HOT WATER HEATER REPLACED
• EXTERIOR SIDING REPLACED
• DOUBLE PANE WINDOWS
• METAL ROOF REPLACED
• BATHROOMS REMODELED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Updated/Remodeled
• Construction: Slab foundation
• Exterior features: Interior lot; Paved city street frontage; Publicly maintained road

Interior

• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Gas water heater; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.3% below list).
• Recommended offer: $175k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-, amenities F, commute 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.
• Zoned schools: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 30% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $175,129 (7.3% below list)

Questions for the listing agent

1. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $167,541
• List price: $189,000
• Delta: 18.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Field Ave	0.08mi	4/1.5	1,520 (-5%)	10mo	$169,900	$112	77
3025 Catalina Dr	0.50mi	3/2.0 (-1)	1,596 (-1%)	4mo	$185,000	$116	67
2645 Raney St	0.61mi	4/2.0	1,604 (-0%)	9mo	$189,000	$118	64
2205 Stanton St	0.21mi	3/2.0 (-1)	1,749 (+9%)	9mo	$104,900	$60	63
1817 Greenwood St	0.32mi	3/2.0 (-1)	1,430 (-11%)	3mo	$215,000	$150	60
1642 Catalina Dr	0.61mi	3/2.0 (-1)	1,597 (-1%)	9mo	$210,000	$131	58
2406 Glenwood Dr	0.34mi	4/2.0	1,391 (-13%)	6mo	$199,000	$143	56
1723 Junius St	0.65mi	3/2.0 (-1)	1,553 (-3%)	10mo	$230,000	$148	51
1716 Edmund Blvd	0.44mi	3/2.0 (-1)	1,404 (-13%)	8mo	$245,000	$175	47
1809 N Harrison St	0.46mi	3/2.0 (-1)	1,386 (-14%)	9mo	$215,000	$155	43
1626 Catalina Dr	0.58mi	4/2.0	1,838 (+14%)	10mo	$229,900	$125	41
2259 Woodlawn Dr	0.73mi	3/2.0 (-1)	1,401 (-13%)	12mo	$236,000	$168	30

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: 25.9%
• Equity multiple: 3.08×
• Total profit: $110,260
• Equity at exit: $170,266

10-year hold

• IRR: 23.5%
• Equity multiple: 7.32×
• Total profit: $334,473
• Equity at exit: $367,185

Cash invested: $52,920 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$991
• Tax from tax record: −$278 /mo · $3,342/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $35

Break-even live

Break-even rent $1,707

Max offer price $189,000

Occupancy floor 93%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	43d	1	0.37mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	43d	1	0.42mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	43d	1	0.76mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	0.84mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	0.94mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	1.06mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.13mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	1.18mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	1.22mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	1.24mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.24mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	1.24mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.36mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	21d	1	1.45mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $189,000 Active 16 DOM
2. 2026-06-18
   days on market $189,000 Active 15 DOM
3. 2026-06-17
   days on market $189,000 Active 14 DOM
4. 2026-06-16
   days on market $189,000 Active 13 DOM
5. 2026-06-15
   days on market $189,000 Active 12 DOM
6. 2026-06-14
   pricedays on market $189,000 Active 10 DOM
7. 2026-06-13
   days on market $198,000 Active 9 DOM
8. 2026-06-10
   days on market $198,000 Active 7 DOM
9. 2026-06-09
   days on market $198,000 Active 6 DOM
10. 2026-06-08
    days on market $198,000 Active 5 DOM
11. 2026-06-07
    remarks 567-char remark
12. 2026-06-07
    days on marketlisting id $198,000 Active 4 DOM
13. 2026-04-18
    price $198,000 567-char remark
14. 2026-03-18
    listed $205,000 Active 567-char remark

ⓘ 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: $3,342 · $278/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$117/yr (+$10/mo · 3.5%)

ⓘ 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 16% 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: $21,015
• − Mortgage interest: −$10,587
• − Property taxes: −$3,342
• − Insurance: −$945
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$5,498
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,074/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

-4.5% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $189,000 SAAR TX
• 2026-06-03 Listed $198,000 SAAR TX
• 2026-04-18 Price Changed $198,000 SAAR TX

Property tax history

+6.0%/yr

Latest (2025): $3,342 · +23.6% YoY. Source: county tax records.