1622 Rio Grande St · San Angelo, TX 76901

$149,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 33 Days on market

Built 1927 7,013 sqft lot Est $150k · at est.

---

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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Wooden deck

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• WOODEN DECK
• NEW ELECTRICAL UPDATES
• CORNER LOT

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas not available
• Home design: Single-family residence; Updated/remodeled; One story; Brick and stucco exterior; Pillar/post/pier foundation
• Construction: Shingle roof
• Exterior features: Deck; Privacy fencing; Paved public road frontage on a city street; Corner lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.7% below list).
• Recommended offer: $135k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% FRL); Lone Star Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 903 students, 63% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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

• Watch-outs: built in 1927 — 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 $134,611 (9.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $149,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Van Buren St	0.06mi	2/1.0	1,008 (-2%)	1mo	$167,500	$166	92
312 N Milton St	0.14mi	2/2.0	1,080 (+5%)	6mo	$165,000	$153	76
2019 Freeland Ave	0.40mi	2/1.0	1,008 (-2%)	4mo	$127,500	$126	74
215 Westland St	0.46mi	2/1.0	971 (-6%)	1mo	$124,900	$129	68
909 N Bishop St	0.55mi	2/1.0	1,096 (+6%)	5mo	$63,500	$58	60
1024 N Bishop St	0.66mi	3/1.0 (+1)	1,070 (+4%)	1mo	$135,000	$126	58
2005 Bailey St	0.57mi	2/2.0	1,104 (+7%)	4mo	$129,000	$117	54
1825 N St St	0.61mi	2/1.0	940 (-9%)	5mo	$100,000	$106	52
2105 Coleman St	0.67mi	3/1.0 (+1)	1,105 (+7%)	2mo	$160,000	$145	50
2403 Freeland Ave	0.67mi	2/2.0	1,120 (+8%)	2mo	$179,900	$161	49
2414 Chestnut St	0.69mi	2/1.0	910 (-12%)	4mo	$142,000	$156	44
2319 Colorado St	0.68mi	3/2.0 (+1)	1,109 (+8%)	4mo	$205,000	$185	44

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: 25.1%
• Equity multiple: 3.03×
• Total profit: $84,625
• Equity at exit: $134,231

10-year hold

• IRR: 22.9%
• Equity multiple: 7.19×
• Total profit: $258,429
• Equity at exit: $289,474

Cash invested: $41,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$781
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-7

Break-even live

Break-even rent $1,355

Max offer price $147,781

Occupancy floor 96%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	20d	1	0.06mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	0.35mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	0.38mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	43d	1	0.53mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	0.62mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	43d	1	0.62mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	0.62mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	43d	1	0.62mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	43d	1	0.69mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	0.78mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	43d	1	0.83mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	20d	1	0.93mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	20d	1	1.00mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	20d	19	1.02mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	20d	1	1.11mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	1.11mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	1.14mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	20d	4	1.14mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	43d	1	1.20mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	43d	1	1.20mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	20d	1	1.21mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	43d	1	1.21mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	1.22mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	20d	1	1.22mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	20d	1	1.30mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.32mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	1.32mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	20d	1	1.38mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	20d	1	1.41mi

Listing history 31 events

1. 2026-06-19
   days on market $149,000 Active 33 DOM
2. 2026-06-18
   days on market $149,000 Active 32 DOM
3. 2026-06-17
   days on market $149,000 Active 31 DOM
4. 2026-06-16
   days on market $149,000 Active 30 DOM
5. 2026-06-15
   days on market $149,000 Active 29 DOM
6. 2026-06-14
   days on market $149,000 Active 27 DOM
7. 2026-06-13
   days on market $149,000 Active 26 DOM
8. 2026-06-10
   days on market $149,000 Active 24 DOM
9. 2026-06-09
   days on market $149,000 Active 23 DOM
10. 2026-06-08
    days on market $149,000 Active 22 DOM
11. 2026-06-07
    days on market $149,000 Active 21 DOM
12. 2026-06-02
    days on market $149,000 Active 16 DOM
13. 2026-06-01
    days on market $149,000 Active 15 DOM
14. 2026-05-31
    days on market $149,000 Active 14 DOM
15. 2026-05-30
    days on market $149,000 Active 13 DOM
16. 2026-05-18
    listed $149,000 Active
17. 2025-11-05
    price $157,400
18. 2025-10-04
    listed $159,900 Active
19. 2023-05-02
    soldstatus
20. 2023-05-01
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

21. 2023-04-16
    status Pending 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

22. 2023-04-16
    status Active 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

23. 2023-04-14
    listed $149,900 Active
24. 2023-04-04
    status Active 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

25. 2023-03-21
    status Pending 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

26. 2023-03-01
    price $149,900 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

27. 2023-02-21
    listed $156,000 Active 436-char remark

    Show marketing remark (436 chars)

    This charming 2 bedroom 1 bath 1927 home has all of the creature comforts and updates we want yet still keeping its character!! New luxury vinyl flooring, paint, new light fixtures throughout, plus new electrical, updated kitchen and MORE! Sitting on a large corner lot with multiple large windows throughout, all of the natural light coming in gives this home a nice open and airy feeling! Schedule a showing to check out this charmer!

28. 2022-11-09
    soldstatus Closed
29. 2022-10-26
    status Pending
30. 2022-08-17
    price $69,000
31. 2022-07-12
    listed $75,000 Active

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,153
• − Mortgage interest: −$8,346
• − Property taxes: −$2,722
• − Insurance: −$745
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,335
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $536/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
• 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

+98.7% since first listed

16 events — show timeline

• 2026-05-18 Listed $149,000 SAAR TX
• 2025-11-05 Price Changed $157,400 SAAR TX
• 2025-10-04 Listed $159,900 SAAR TX
• 2023-05-02 Sold (Public Records) — Public Records
• 2023-05-01 Sold (MLS) — SAAR TX
• 2023-04-16 Pending — SAAR TX
• 2023-04-16 Relisted — SAAR TX
• 2023-04-14 Listed $149,900 SAAR TX
• 2023-04-04 Relisted — SAAR TX
• 2023-03-21 Pending — SAAR TX
• 2023-03-01 Price Changed $149,900 SAAR TX
• 2023-02-21 Listed $156,000 SAAR TX
• 2022-11-09 Sold (MLS) — SAAR TX
• 2022-10-26 Pending — SAAR TX
• 2022-08-17 Price Changed $69,000 SAAR TX
• 2022-07-12 Listed $75,000 SAAR TX

Property tax history

+5.0%/yr

Latest (2025): $2,722 · +22.6% YoY. Source: county tax records.