3514 Juanita Ave · San Angelo, TX 76901

$125,000

2 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 48 Days on market

Built 1983 1,525 sqft lot $112/sqft · 21% below area Est $157k · 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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

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. The kitchen comes equipped with a stove, dishwasher, refrigerator, and stackab

Key facts

• Covered parking
• Private backyard
• Great location

Tags

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

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Covered carport (1 space)
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); Two levels; Interior lot; City street frontage; Paved public-maintained road
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Privacy fencing; Storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Window coverings; Storage; Fireplace in the living room
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 ($864 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (median comp): $157,351
• List price: $125,000
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2937 Coleman St	0.38mi	3/2.0 (+1)	1,189 (+6%)	1mo	$225,000	$189	64
3105 Abilene St	0.30mi	3/4.0 (+1)	1,168 (+4%)	2mo	$185,000	$158	62
3101 Guadalupe St	0.63mi	2/1.0	1,080 (-3%)	5mo	$153,975	$143	59
425 N Garfield St	0.67mi	3/2.0 (+1)	1,120 (+0%)	4mo	$179,000	$160	58
2702 Houston St	0.66mi	3/2.0 (+1)	1,176 (+5%)	2mo	$199,900	$170	52
262 Robin Hood Trl	0.64mi	3/2.0 (+1)	1,152 (+3%)	7mo	$195,000	$169	52
2840 Field St	0.63mi	3/1.5 (+1)	1,053 (-6%)	5mo	$105,000	$100	52
248 N Oxford Dr	0.66mi	3/1.5 (+1)	1,166 (+4%)	7mo	$160,000	$137	51
3118 Guadalupe St	0.59mi	3/2.0 (+1)	1,044 (-7%)	7mo	$215,000	$206	49
2916 Freeland Ave	0.57mi	3/2.0 (+1)	1,184 (+6%)	10mo	$199,000	$168	48
3218 Guadalupe St	0.56mi	3/2.0 (+1)	1,204 (+8%)	8mo	$199,000	$165	48
2825 N Abilene St	0.49mi	3/2.0 (+1)	1,273 (+14%)	3mo	$245,000	$192	45

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: 31.5%
• Equity multiple: 3.50×
• Total profit: $87,531
• Equity at exit: $112,610

10-year hold

• IRR: 28.2%
• Equity multiple: 8.29×
• Total profit: $255,219
• Equity at exit: $242,848

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$656
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $240

Break-even live

Break-even rent $1,134

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $311	-5% $275	+0% $240	+5% $204	+10% $169
Rent	-10% $126	-5% $183	+0% $240	+5% $297	+10% $353
Rate	-1.0pp $303	-0.5pp $272	base $240	+0.5pp $207	+1.0pp $175

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: $31,250
• Closing costs: $3,750
• 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	21d	1	0.31mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	0.45mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	0.45mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.49mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	0.51mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.54mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.67mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.72mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	0.75mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.84mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	1.08mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.20mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.30mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.31mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.35mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.37mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	1.39mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.43mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	1.47mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	44d	13	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 48 DOM
2. 2026-06-18
   days on market $125,000 Active 47 DOM
3. 2026-06-17
   days on market $125,000 Active 46 DOM
4. 2026-06-16
   days on market $125,000 Active 45 DOM
5. 2026-06-15
   days on market $125,000 Active 44 DOM
6. 2026-06-14
   days on market $125,000 Active 42 DOM
7. 2026-06-13
   days on market $125,000 Active 41 DOM
8. 2026-06-10
   days on market $125,000 Active 39 DOM
9. 2026-06-09
   days on market $125,000 Active 38 DOM
10. 2026-06-08
    days on market $125,000 Active 37 DOM
11. 2026-06-07
    days on market $125,000 Active 36 DOM
12. 2026-06-02
    days on market $125,000 Active 31 DOM
13. 2026-06-01
    days on market $125,000 Active 30 DOM
14. 2026-05-31
    days on market $125,000 Active 29 DOM
15. 2026-05-30
    days on market $125,000 Active 28 DOM
16. 2026-05-18
    price $125,000 968-char remark
17. 2026-05-02
    listed $130,000 Active 968-char remark
18. 2025-05-31
    historical $1,200
19. 2025-05-20
    listed $1,200
20. 2025-04-15
    listed $135,000 Active
21. 2025-04-12
    listed $135,000 Active
22. 2009-12-31
    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: $2,262 · $188/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$26/yr (+$2/mo · 1.1%)

ⓘ 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: −$7,002
• − Property taxes: −$2,262
• − Insurance: −$625
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,636
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,646/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

-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.