3514 Juanita Ave · San Angelo, TX 76901

$122,500

2 bd · 1.5 ba · 1,118 sqft · Townhouse public records · 96 Days on market

Built 1983 Good condition 1,525 sqft lot $110/sqft · 21% below area Est $155k · 21% under ↓ 7% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +1.8/10.0

Listing remarks

Fresh updates and a low-maintenance lifestyle make 3514 Juanita Ave an easy one to love. Located near Angelo State University, Loop 306, shopping, dining, and some of San Angelo's most convenient amenities, this 2-bedroom, 1.5-bath townhome offers comfort, functionality, and recent improvements that stand out. New updates in 2025 include a new HVAC system, interior and exterior paint, bathroom flooring, tub, and vanity, giving the home a clean and refreshed feel. The two-story layout features both bedrooms upstairs for added privacy, while the downstairs living, dining, and kitchen spaces flow together with ease.

Key facts

• Covered parking
• Private backyard
• Great location

Tags

• WELL MAINTAINED
• FUNCTIONAL LAYOUT
• LOW MAINTENANCE LIVING
• PRIVATE BACKYARD
• COVERED PARKING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-, 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); 408 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $13k of equity ($847 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 96 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $111,475 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (median comp): $154,502
• List price: $122,500
• Delta: -20.71%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3509 Juanita Ave	0.03mi	2/1.0	1,176 (+5%)	1mo	$145,000	$123	87
2209 Lindell Ave	1.11mi	3/2.0 (+1)	1,120 (+0%)	1mo	$175,000	$156	57
209 Robin Hood Trl	0.73mi	3/1.0 (+1)	1,101 (-2%)	1mo	$189,000	$172	56
3102 Woodlawn Dr	0.32mi	3/2.0 (+1)	1,312 (+17%)	1mo	$189,000	$144	52
2224 Guadalupe St	1.17mi	3/1.0 (+1)	1,168 (+4%)	2mo	$156,000	$134	49
2822 Abilene St	0.49mi	3/2.0 (+1)	1,260 (+13%)	1mo	$219,000	$174	48
421 Alexander St	0.53mi	3/2.0 (+1)	1,253 (+12%)	1mo	$175,000	$140	48
2826 Junius St	0.61mi	2/1.0	850 (-24%)	0mo	$135,000	$159	44
2431 Abilene St	0.84mi	3/2.0 (+1)	1,208 (+8%)	1mo	$189,900	$157	44
2321 Coleman St	0.96mi	2/1.0	1,272 (+14%)	1mo	$104,900	$82	39
807 N Van Buren St	1.48mi	3/2.0 (+1)	1,246 (+11%)	1mo	$229,900	$185	38
1817 Martin St	1.42mi	3/2.0 (+1)	1,390 (+24%)	1mo	$185,000	$133	32

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: 32.0%
• Equity multiple: 3.54×
• Total profit: $87,073
• Equity at exit: $110,358

10-year hold

• IRR: 28.6%
• Equity multiple: 8.38×
• Total profit: $253,165
• Equity at exit: $237,991

Cash invested: $34,300 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $159,999 ($143/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 408
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$642
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $254

Break-even live

Break-even rent $1,116

Max offer price $122,500

Occupancy floor 77%

Sensitivity live

Price	-10% $323	-5% $289	+0% $254	+5% $219	+10% $185
Rent	-10% $140	-5% $197	+0% $254	+5% $311	+10% $368
Rate	-1.0pp $316	-0.5pp $285	base $254	+0.5pp $222	+1.0pp $190

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: $30,625
• Closing costs: $3,675
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	70d	1	0.31mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	70d	1	0.45mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	93d	1	0.45mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	93d	1	0.49mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	70d	1	0.51mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	93d	1	0.54mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	70d	1	0.67mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	93d	1	0.72mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	93d	1	0.75mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	93d	1	0.84mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	93d	1	1.08mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	93d	1	1.20mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	70d	17	1.30mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	70d	1	1.31mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	93d	1	1.35mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	70d	4	1.37mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	93d	1	1.39mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	93d	1	1.43mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	93d	1	1.47mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	93d	13	1.47mi

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Covered carport (1 space)
• Security: Fire alarm
• Utilities: Public waterPublic sewer
• Home design: Townhouse (residential)Two levelsInterior lotCity street frontagePaved public-maintained road
• Construction: Brick and frame constructionComposition roofSlab foundationBuilt as a townhouse
• Exterior features: PatioPrivacy fencingStorage

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Ceiling fansWindow coveringsStorageFireplace in the living room
• Laundry & utility: Washer hookup on main levelElectric dryer hookup on main levelElectric water heater

Listing history 50 events

1. 2026-08-06
   days on market $122,500 Active 96 DOM
2. 2026-08-05
   days on market $122,500 Active 95 DOM
3. 2026-08-04
   days on market $122,500 Active 94 DOM
4. 2026-08-03
   days on market $122,500 Active 93 DOM
5. 2026-07-31
   days on market $122,500 Active 90 DOM
6. 2026-07-29
   days on market $122,500 Active 88 DOM
7. 2026-07-27
   days on market $122,500 Active 86 DOM
8. 2026-07-25
   days on market $122,500 Active 84 DOM
9. 2026-07-24
   days on market $122,500 Active 83 DOM
10. 2026-07-23
    days on market $122,500 Active 82 DOM
11. 2026-07-22
    days on market $122,500 Active 81 DOM
12. 2026-07-21
    days on market $122,500 Active 80 DOM
13. 2026-07-18
    days on market $122,500 Active 77 DOM
14. 2026-07-16
    days on market $122,500 Active 75 DOM
15. 2026-07-16
    days on market $122,500 Active 74 DOM
16. 2026-07-14
    days on market $122,500 Active 73 DOM
17. 2026-07-13
    days on market $122,500 Active 72 DOM
18. 2026-07-12
    days on market $122,500 Active 71 DOM
19. 2026-07-11
    days on market $122,500 Active 70 DOM
20. 2026-07-10
    days on market $122,500 Active 69 DOM
21. 2026-07-09
    pricedays on market $122,500 Active 68 DOM
22. 2026-07-08
    days on market $125,000 Active 67 DOM
23. 2026-07-07
    days on market $125,000 Active 66 DOM
24. 2026-07-06
    days on market $125,000 Active 65 DOM
25. 2026-07-05
    days on market $125,000 Active 64 DOM
26. 2026-07-04
    days on market $125,000 Active 63 DOM
27. 2026-07-03
    days on market $125,000 Active 62 DOM
28. 2026-07-02
    days on market $125,000 Active 61 DOM
29. 2026-07-01
    days on market $125,000 Active 60 DOM
30. 2026-06-30
    days on market $125,000 Active 59 DOM
31. 2026-06-29
    days on market $125,000 Active 58 DOM
32. 2026-06-28
    days on market $125,000 Active 57 DOM
33. 2026-06-28
    days on market $125,000 Active 56 DOM
34. 2026-06-27
    days on market $125,000 Active 55 DOM
35. 2026-06-26
    days on market $125,000 Active 54 DOM
36. 2026-06-23
    days on market $125,000 Active 51 DOM
37. 2026-06-22
    days on market $125,000 Active 50 DOM
38. 2026-06-19
    days on market $125,000 Active 48 DOM
39. 2026-06-18
    days on market $125,000 Active 47 DOM
40. 2026-06-17
    days on market $125,000 Active 46 DOM
41. 2026-06-16
    days on market $125,000 Active 45 DOM
42. 2026-06-15
    days on market $125,000 Active 44 DOM
43. 2026-06-14
    days on market $125,000 Active 42 DOM
44. 2026-06-13
    days on market $125,000 Active 41 DOM
45. 2026-06-10
    days on market $125,000 Active 39 DOM
46. 2026-06-09
    days on market $125,000 Active 38 DOM
47. 2026-06-08
    days on market $125,000 Active 37 DOM
48. 2026-06-07
    days on market $125,000 Active 36 DOM
49. 2026-06-02
    days on market $125,000 Active 31 DOM
50. 2026-06-01
    days on market $125,000 Active 30 DOM

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,262 · $188/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 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: $17,255
• − Mortgage interest: −$6,862
• − Property taxes: −$2,262
• − Insurance: −$612
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,564
• Taxable income: $1,194
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,762/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $5,590–$16,770 screening

This townhouse is in good condition with recent updates, offering a move-in-ready living experience.

Components & finishes AI

Roof shingle · good

Deferred maintenance Est. $11,000–$34,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Major Exterior (exterior) — Significant wear and tear on the exterior brick, indicating a need for repair or replacement.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Trim the landscaping — Improves curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Fannin El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Lincoln Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Lake View H S F TX #1,527/1,632 Nat'l #15,634/17,239

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

B Composite livability gradescore 73/100

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 · 135,110 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Covered carport (1 space)
• Security: Fire alarm
• Utilities: Public waterPublic sewer
• Home design: Townhouse (residential)Two levelsInterior lotCity street frontagePaved public-maintained road
• Construction: Brick and frame constructionComposition roofSlab foundationBuilt as a townhouse
• Exterior features: PatioPrivacy fencingStorage

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Ceiling fansWindow coveringsStorageFireplace in the living room
• Laundry & utility: Washer hookup on main levelElectric dryer hookup on main levelElectric water heater

Price history

-7.4% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $125,000 SAAR TX
• 2026-05-02 Listed $130,000 SAAR TX
• 2025-05-31 Rental Removed $1,200 SAARTX
• 2025-05-20 Listed for Rent $1,200 SAARTX
• 2025-04-15 Listed $135,000 SAAR TX
• 2025-04-12 Listed $135,000 SAAR TX
• 2009-12-31 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,262 · +24.3% YoY. Source: county tax records.